Should I Get My Own Home Inspection Before I List?

Sometimes. A pre-listing inspection shows you what the buyer's inspector will find, while you still have time to act on it. But it costs money, the buyer will still hire their own inspector, and anything it turns up you may need to disclose. For many sellers, a careful walk-through with a checklist is the better first step, with a full inspection saved for older homes or known concerns.

I am Delia Bayna, a REALTOR with eXp Realty in Salt Lake City. Sellers ask me this, so here is how I think about it.

No surprises. You see the same kind of report the buyer will see, weeks before the buyer sees it.

Time. Instead of a few days to respond after an offer, you have as long as you need to get bids, schedule repairs, and decide.

Better pricing. If the roof has a few years left, we price with that in mind from the start, rather than renegotiating it later.

A calmer negotiation. A buyer who sees a known issue disclosed up front, with a bid attached, has less room to be alarmed by it.

The fee. You pay for an inspection the buyer will likely repeat, because most buyers want their own inspector.

Disclosure. Utah sellers fill out a written disclosure about the property's condition. Once a report tells you something, you know it. What you are required to disclose in your situation is a legal question, but plan on telling buyers what you learn.

A long list. Every inspection report is long, even on a well-kept house. Some sellers read theirs and feel worse about a house that is in good shape. That is why I go through reports with my clients rather than leaving them alone with one.

I lean toward a pre-listing inspection when:

• The home is older and has not had major systems updated in a long time
• You have a specific worry, like a basement that once took water or a roof you know is aging
• You are selling a parent's home and do not know its history
• You want to sell as-is and price to match, with the condition documented

That third one is close to my heart. I am a Seniors Real Estate Specialist, and families selling a parent's home are who I trained to help. When nobody knows when the water heater was replaced, a report fills in what memory cannot. If that is your situation, my downsizing page covers more of it.

For many sellers, the better first step is a walk-through with a checklist, done by you, a handyman, or a trusted helper. It follows the same order most Utah inspectors use and covers the items that come up most, from the water heater straps to the garage door.

Anything that involves electrical, gas, or the roof, you look at but do not touch. Get a written estimate from a licensed pro for those. Then decide whether a full inspection is worth it.

I laid out that walk-through in how to get ready for a home inspection when you sell, and the items sellers miss most in what Utah inspectors check that sellers miss.

Start with the walk-through. It is free, it takes an afternoon, and it answers most of what a pre-listing inspection would. If it turns up something you cannot judge, or the house is older with unknown systems, then pay for the inspection.

Either way, bring me what you find before you decide what to do with it. I will tell you what I would fix, what I would disclose, and what I would leave. Then it is your call. You can also see how I approach selling a home in Salt Lake City from start to finish.

Is a pre-listing inspection worth it?

It can be, especially for older homes, inherited homes, or homes with a known concern. For many sellers, a careful walk-through with a checklist covers most of the same ground for free, with a full inspection added if something needs a closer look.

Do I have to share my pre-listing inspection with buyers?

What you must disclose is a legal question for your situation. In practice, plan on disclosing what you learn about the property's condition, because Utah sellers complete a written condition disclosure.

Will the buyer still get their own inspection?

Usually, yes. A pre-listing inspection does not replace theirs, but it means their report should hold fewer surprises.

This article is general information and is not legal advice. For questions about what you are required to disclose, talk to a Utah real estate attorney.