4 Things That Help Your
Pre-Listing Inspection

June 2, 2020

When selling, or flipping a house, many things need to be tended to before the finished product can be listed. Updating outdated fixtures, flooring, and fixing up broken or falling apart components of your home, are all synced into making sure that the overall feeling of the house feels like a home.

During this time, it is also best to get a pre-listing inspection for a "checklist" of the current state of the house. This can help you determine what else you are needing to do. As well as knowing fully what to expect when a buyer is interested and gets a home inspector out to inspect the property. This helps prevent big surprises and helps smooth over negotiations as the client is already aware of the house's current condition.

Here are 4 things that can help your pre-listing inspection go smoothly:

1. Make sure the inspector has access to the property the day the inspection is scheduled.

Just like any other job, it is best to make sure you make your appointments on time. If you are late to let your inspector onto the property or do not give them access at all, you may lose that day for the inspection, and will have to reschedule. According to Dahna Chandler from The Mortgage Reports,

"In most areas, the best time of year to sell a home is during the first two weeks of May. You can expect to sell 18.5 days faster than any other month and for 5.9 percent more money. In other places, early April or June is better for home sales than May."

Having to reschedule, could mean that you will be pushed out by 2-4 weeks before the inspector can come out again. If you know that you will not be able to make your appointment, make sure the inspector has access via your realtor, or through a lockbox combo on your door.

2. Make sure the house is clean and kept.

If you are in the process of moving your belongings, make sure your items are packed in boxes and are stored appropriately in a spare room without blocking access to features needing inspected. This means that boxes and furniture should not be blocking access to electrical panels, HVAC systems, electrical outlets, the sprinkler control system in the garage if applicable, access to the attic, and access to any of the rooms.

Blocking access means the inspector cannot properly inspect it, and it will be noted on the report as unable to inspect, due to blockage. If you are paying for an inspection, make sure you get the full inspection you paid for by clearing a path.

3. Make sure the inspector has the space they need to work through your house.

More than likely, your inspector will have a routine of how they go about doing their job of inspecting your house. Continual interruptions of the inspector's process can easily aid in missing something when writing the report. Let them finish their routine and once the inspection is complete, the inspector will go over their findings as well as any concerns you may have about the house when you have their full attention.

4. After the inspection is complete, sit down with the report and figure out high priority and low priority problems.

Are you overdue for a new roof? Is your foundation cracked and shifted? Is there termite damage? According to Alex Brody, the owner of roofingcalc.com, a website dedicated to the homeowner education on roofing types and costs said:

"It needs to be stated that not all roofs are made the same and not all roofers charge the same prices. That said, on average, most contractors will charge between $3.50 and $5.50 per square foot or $350 to $550 per square (100 sq. ft.) to install or replace an asphalt shingle roof on a typical house.

Thus, at the midpoint of the above price range, you can expect to pay about $4.50 per sq. ft. or $450 per square to replace an asphalt shingle roof on a typical single-family house." Easily these expenses can add up and be a large enough cost for a buyer to back out of buying a house. Knowing these problems upfront will help you price your house and let your buyer know that you are not hiding anything in their new home, only to be found in their home inspection report days from closing.

Getting a pre-listing inspection is a money saver, for pricing the house as is, and is a compass for learning what directions you can take before listing your house on the market.

We at OMT Inspections are your home inspection experts in South Central Kansas and we are always here to help with any questions you may have.


Chandler, Dahna. “What's the Best Time of Year to Sell a Home?” Mortgage Rates, Mortgage News and Strategy: The Mortgage Reports, The Mortgage Reports, 25 Oct. 2018, themortgagereports.com/44135/whats-the-best-time-of-year-to-sell-a-home.

Brody, Alex. “Roof Replacement Cost 2020: New Roof Installation Prices per Sq.Ft.” Roofing Calculator - Estimate Your Roofing Costs - RoofingCalc.com, Roofingcalc.com, 14 May 2020, www.roofingcalc.com/roof-replacement-cost/.

Why Choose Us?

Being one of the only Certified Master Inspectors in South-Central Kansas, we pride ourselves in staying up to date on certifications for knowledge on building standards and regulations to ensure we give you the most accurate representation of the property you are interested in buying.

We can save you hundreds or thousands with our detailed inspection report that you’ll receive the same day of the inspection and you can use this as negotiation power to get repairs fixed before you move in or to save money on the property itself in lieu of repairs.

By hiring us, you will receive benefits such as discounted Radon Testing with an inspection, and $100 towards future home projects with the Porch Home Assistant Gold Program where you will receive discounts on hiring movers, scheduling repairs, improvements, appliance installation and more.

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