Serving Massachusetts & Rhode Island
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SERVICES
Pre-Listing Seller's Inspections
The same inspection a buyer would order, done on a house you still own, before it goes on the market.
You get the findings first, with time to decide what to do about them. Massachusetts and Rhode Island.
Unrestricted MA Construction Supervisor #118964
MA Registered Home Inspector #739
RI Home Inspector #44255
ASHI Certified Inspector #253088
What a pre-listing inspection is
It is a full residential home inspection with a complete written report.
The only thing that differs is the report. It is written for the owner of the house, and so is the conversation that goes with it.
You still own the house. You are not under a deadline yet, and nobody is waiting on you. That is the entire advantage, and it is the only reason to do this before listing instead of after an offer.
What it changes for the owner
You control the sequence, the timing and the cost, instead of reacting to someone else's inspector under a deadline.
01
Sequence
The inspection comes before final staging, photography and cosmetic touch-ups. If a repair means opening a ceiling or bringing a contractor through the house, that happens before the house is dressed for the market.
02
Timing
A condition found three weeks before listing can be looked into calmly. There is time to get more than one opinion, choose a contractor and find the old permits and invoices.
03
Cost
Owners under a deadline often agree to broad work, inflated credits or full replacement when a limited repair would have been enough. With time, you choose who does the work and how much of it gets done.
What the inspection covers
A standard home inspection is a non-invasive, visual evaluation of a property's accessible structural and mechanical conditions.
MAJOR INSPECTION AREAS
Exterior & Site Conditions
Roofing, chimneys, siding, trim, windows, doors, decks, steps, grading, drainage, and other major exterior conditions are reviewed for visible wear, water management issues, and overall performance.
Structure & Lower Building Areas
Foundations, framing, basements, crawlspaces, and other accessible structural areas are evaluated for visible movement, deterioration, moisture concerns, and performance-related issues.
Mechanical, Electrical & Plumbing Systems
Heating, cooling, electrical, and plumbing systems are reviewed through visible and accessible components, with attention to safety concerns, function, age, condition, and installation quality.
Interior, Living Areas & Built-In Components
Walls, ceilings, floors, stairs, windows, doors, fireplaces, and built-in appliances are inspected for visible defects, deferred maintenance, and general condition at the time of the inspection.
Fireplace, Inserts & Stoves
Accessible fireplaces, gas fireplace inserts, pellet stoves, wood stoves, and related visible components are reviewed within the limits of a standard home inspection, with attention to visible condition, basic installation concerns, and signs that further specialist evaluation may be warranted.
Built-In Appliances
Accessible built-in kitchen appliances and other included household equipment are tested for basic operation and visible safety concerns at the time of the inspection. Clothes washers and dryers are not included in the standard home inspection.
What you do with the findings
I have performed over 3,500 home inspections. Most homes contain dozens of conditions that could be described, maintained or improved. Treating all of them equally is not thoroughness.
An owner can do one of four things with a finding.
Fix it
Some conditions are worth correcting while the house is still yours: a safety concern, an active leak, a system that does not work, significant deterioration. With time, the repair can be the right size and done by someone you chose.
Document it
Some equipment needs service, not replacement. Have it serviced and keep the invoice. Gather the permits, warranties, receipts and service records you already have.
Look into it further
Some findings need another opinion before anyone can say what they mean. Where the cause, the extent or the cost is not clear, the next step is the right contractor or specialist. Defining the unknown is often more important than rushing into a repair.
Leave it alone
Many findings need no action. Cosmetic wear, marginal improvements and the ordinary characteristics of an existing house are part of owning one. I will tell you which findings those are.
The inspection does not require you to repair anything. It tells you what is there and which findings deserve attention.
Price and seller credit
Price
A pre-listing inspection is priced the same as a single-family residential inspection. There is no separate fee schedule. Current fees are on the Pricing page.
Seller credit
Half of the pre-listing fee is credited toward my inspection of the house you buy.
Terms
The second inspection has to be booked and performed within 45 days of the pre-listing inspection date. The credit applies once.
Who this is not right for
A pre-listing inspection is not the right call for every owner.
If the house goes on the market this week, there is no time to act on what I find, and time is the entire advantage.
If you want a report that says the house has no problems, this is not that. Every house has findings, and I report what I find.
If you want a repair estimate or someone to do the work, you want a contractor. I do not do repair work, and I do not take referral fees from contractors.
Questions owners ask
Does every owner need one?
No. It is most useful for older homes, long-term ownership, estates, homes with additions or extensive renovations, and homes with known moisture or system concerns.
Will I have to repair everything it finds?
No. Some items warrant correction, some deserve investigation or servicing, some should be documented, and some are best left alone.
Will a buyer still have the house inspected?
A buyer may still choose an independent inspection. A pre-listing inspection prepares the owner. It does not replace the buyer's inspection.
How long does the inspection take?
It depends on the size, age, complexity and condition of the house, and on access. A small condominium and a large antique home are not the same assignment.
How far ahead of listing should I schedule it?
Before final staging and photography, with enough time for follow-up. Two to four weeks is practical for many houses. A complex house or a known concern may justify more.
Should I be there?
Yes, if you can. Questions asked during the inspection give more useful context than a photograph and a paragraph read later.
How do I get the house ready?
Keep the electric, water and gas in service. Clear access to the electrical panel, heating equipment, water heater, attic hatch and crawlspace. Unlock garages and outbuildings. Pull together service records, permits and warranties.
What is outside a standard home inspection?
Radon, well water quality, well flow, septic, lead, asbestos, mold testing and pest services are separate services or specialist work. I offer radon, water quality and well flow testing.
Schedule a pre-listing inspection
Tell me the town, the age of the house and when you plan to list. I will tell you what the inspection involves and when I can do it.
The full seller's guide covers when a pre-listing inspection makes sense and what to do with the findings.