Should you get a pre-listing inspection? Here's what experts say.

Inspections can be a scary task for sellers who are afraid to find an expensive skeleton in their closet. And honestly, there might be.

“An inspection doesn't really kill a deal, surprises do,” said Amanda Miller, broker and owner of Amanda Miller Realty, based in Louisiana and Mississippi.

Inspections are designed to reveal any problems so buyers know what they are getting, but inspections can also let sellers know what they are selling.

"Inspections are one of the most important items in their toolbox to get ahead of these issues and to be in control during the selling process," said Diana Bisselle, a real estate agent at Sotheby's International in western Connecticut.

Inspections are a common requirement mortgage lenders and buyers request when an offer is made on a home. It's often a contingency of a sale, which can be nerve-racking for sellers who are worried something will go wrong and the offer will be revoked.

Sellers do not have to wait until an offer is made to get an inspection. Several real estate experts, like Miller and Bisselle, encourage their sellers to get a pre-listing inspection.

"I think the greatest resistance on the part of a seller to do pre-listing inspections is uncovering something they weren’t aware of and then being responsible for it," Bisselle said.

However, finding a problem before listing gives sellers time to remedy the issue on their own time and under their own terms. Having the pressure of escrow is stressful, so Miller recommends being proactive.

“While the pre-inspection prior to listing is optional … I would highly encourage it because there's nothing like the enormous pressure of timelines on a purchase agreement that we all face,” she said.

Time is an asset, and once an offer is agreed on, it becomes a factor that can work against sellers. Escrow is typically 30 to 45 days, and there are lots of things to get done, including inspections.

"It allows you to take the time to shop for competitively priced contractors to make repairs, rather than making rushed decisions to get things fixed in a hurry," Nick Gromicko, a certified master inspector and founder of the International Association of Certified Home Inspectors.

Sellers who opt to get a pre-inspection can leverage the information when listing the home.

"You can choose a good home inspector to inspect your home first, which may prompt the buyer to waive his own inspection contingency," Gromicko said. "And even if he doesn't, a seller inspection means you won't be in for any surprises."

Lenders may require a second inspection.

Even if the home is pre-inspected, the buyer will likely (and should) request another inspection to ensure there are no underlying issues. If you did a pre-inspection, this second inspection should not be something to worry about, but it is no guarantee that the second inspector won't find something.

“Even though the seller actually does a pre-inspection … we always encourage [buyers] to actually get another one, too, because we want the buyers to hire an inspector that they are comfortable with,” Miller said. “We always give them three to choose from and just make sure that they're comfortable with who they have that's going over their house.”

When offers are made, the inspection contingency can be drafted a few ways. Often, it's written in the offer that the home must pass an inspection and that the sellers need to fix any problems that arise that they didn't mention on the disclosure form. Another format is getting an "inspection for information purposes." In this, the seller is not responsible for issues that arise.

It's important to trust your inspector to be thorough, honest and fair. Miller suggests asking inspectors how long they have been in the business and how many homes they have inspected. Experience matters.

“A lot of people can be in the business 10 years and only have inspected three homes,” she said.

Ask the inspectors what the common issues are that they uncover. Make sure they have inspected homes in the area and are familiar with the neighborhood.

While the inspection is only one day, that doesn't mean the inspector will help you only once.

“A lot of people think they only have [the inspector] for that one day and that's simply not true," Miller said. “More than likely, nine out of 10 times, I've never seen a home inspector not want to help a buyer in any way by doing that extra stuff.”

Inspectors will submit a report, so be sure to ask for an electronic copy.

"The report provides an unbiased, third-party, professional opinion about the condition of the home to potential buyers," Gromicko said.

The National Association of Realtors reports that in 2025, the average cost of a home inspection is around $400.

Questions to ask:

• How long have you been an inspector?
• How many houses have you inspected?
• What are common issues for houses in this area? Radon?
• What are the most common issues you find during inspections in homes listed for sale?
• What signs of pest activity do you look for during an inspection? What signs of mold do you look for? What signs of water damage do you look for?

Common issues that pop up are broken wiring and electrical; heating, ventilation and air-conditioning issues, and plumbing problems.

Moisture and mold

Depending on what part of the country you are in and what type of weather you have, homes develop different common issues. In Southern states with high humidity and heavy rain, checking for moisture and mold is important.

“We live in such a high-humidity location,” Miller said, adding, “In our market, we actually see a lot of … moisture intrusion and foundation cracks and outdated electrical systems, and all those things can actually scare buyers but are fixed if handled correctly.”

Radon: In rocky areas like New England, radon can be an issue, so making sure the proper filters are in place if the home has that issue is an important step for inspectors.

"Radon is common where you have a lot of ledge … It is just a naturally occurring gas, and because houses are now more hermetically sealed than they were historically, those gases are getting trapped," Bisselle said. "You simply get a radon mitigation system put in … A pipe goes underneath the surface, and a fan takes the radon out and pushes it outside. It’s usually $1,500 to $2,000."

Pests: Pests can vary from region to region and in urban, suburban and rural areas.

Septic system issues: Ask your inspector about what homes are either connected to a sewer system or have a septic tank. If there is a septic tank that needs to be inspected, do it before you list, because those repairs can be very costly. This is often a separate inspection from the home inspection.

"Changing out a septic system could be anywhere from $30,000 to $60,000, so if that can get negotiated during the process, so much the better," Bisselle said.

Wildfire risks: In regions where wildfires are common, inspectors will check roofs for gaps where embers could enter as well as other fire hazards such as debris accumulation and improper sealing.