Seller inspections (sometimes referred to as pre-listing inspections) are becoming more popular because they virtually eliminate all the pitfalls and hassles associated with waiting to do the home inspection until a buyer is found. In many ways, waiting to schedule the inspection until after a home goes under agreement is too late. Seller inspections are arranged and paid for by the seller, usually just before the home goes on the market. The seller is the inspector's client. The inspector works for the seller and generates a report for the seller. Seller inspections are a benefit to all parties in a real estate transaction.

Advantages to the Seller:

• The seller can choose a certified ASHI inspector rather than be at the mercy of the buyer's choice of inspector.
• The seller can schedule the inspections at the seller's convenience with little effort on the part of agents.
• It might alert the seller of any items of immediate personal concern, such as gas leaks or electrical issues
• The report can help the seller realistically price the home if problems exist.
• A seller inspection reveals problems ahead of time, which:
  • might make the home show better.
  • gives the seller time to make repairs and shop for competitive contractors.
  • permits the seller to attach repair estimates or paid invoices to the inspection report.
  • removes over-inflated buyer-procured estimates from the negotiation table.
• The report might alert the seller to any immediate safety issues found, before agents and visitors tour the home.
• The report provides a third-party, unbiased opinion to offer to potential buyers.
• A seller inspection permits a clean home inspection report to be used as a marketing tool.
• The report might relieve a prospective buyer's unfounded suspicions, before they walk away.
• A seller inspection lightens negotiations and 11th-hour re-negotiations.
• The report might encourage the buyer to waive the inspection contingency.
• The deal is less likely to fall apart, the way they often do, when a buyer's inspection unexpectedly reveals a last-minute problem.

Helping the Inspection!

Sellers can speed their home inspection by following these suggestions. The inspection will go smoother, with fewer concerns to delay closing.

• Confirm that water, electric and gas service are on, with gas pilot lights burning.
• Ensure pets won't hinder the inspection. Ideally, they should be removed from the premises or secured outside. Tell your agent about any pets at home.
• Replace burned out bulbs to avoid a "Light is inoperable," report that may suggest an electrical problem.
• Test smoke and carbon monoxide detectors, and replace dead batteries.
• Clean or replace dirty HVAC air filters. They should fit securely.
• Remove stored items, debris and wood from foundation. These may be cited as "conducive conditions" for termites.
• Remove items blocking access to HVAC equipment, electric service panels, water heaters, attics and crawl spaces.
• Unlock areas the inspector must access -- attic doors or hatches, electric service panels, closets, fence gates and crawl spaces.
• Trim tree limbs to 10' from the roof and shrubs from the house to allow access.
• Attend to broken or missing items like doorknobs, locks and latches, windowpanes, screens and locks; gutters, downspouts and chimney caps.