Seller's Pre-Listing Home Inspections in the Phoenix Area
When you accept an offer in Arizona, the buyer gets an inspection period, and their inspector goes through your house with a flashlight and a ladder. Whatever turns up becomes the buyer's repair list, and you answer it on a deadline.
A pre-listing inspection gives you that kind of report before the house goes on the market. You see what a buyer will see while you still have time to fix it, get quotes, or price it in.
Call (480) 585-6456 for a free quote, or schedule your inspection online.
Is a pre-listing inspection a good idea?
For a lot of sellers, yes. The standard Arizona purchase contract gives the buyer an inspection period, 10 days unless the contract says otherwise. Before that period ends, the buyer sends the BINSR, the Buyer's Inspection Notice and Seller's Response, and that form is where the repair and credit requests show up. If you already know what is in the house, nothing on that list catches you off guard.
Buyers bargain with their inspection report, and anything on it can end up on their repair list. A pre-listing inspection is the same kind of report, working for you instead.
It earns its keep most on homes with some age on them: an AC system that has been through a lot of summers, a tile roof whose underlayment is getting old, a rental you haven't lived in for years, or an inherited home you don't know well. If your home is still inside its builder warranty, an 11-month warranty inspection usually makes more sense, so the builder can repair covered items before the warranty runs out.
What does a pre-listing inspection cover?
The same ground a buyer's inspection covers. We look at the roof, the attic, insulation and ventilation, the foundation and visible structure, grading and drainage, the electrical system, plumbing and the water heater, heating and air conditioning, built-in appliances, and the doors and windows. We inspect to the Arizona standards of practice, and you get a detailed report with photos within 24 hours. You can see a sample report before you book.
In Phoenix-area resale homes, a few things come up again and again:
AC units working hard after years of summers over 110 degrees
Tile roofs where the tiles look fine but the underlayment beneath them is near the end of its life
Stucco cracks, and flat or parapet roofs on older homes that hold water after a monsoon storm
Water heaters past their expected service life
Older kitchens and baths without GFCI protection
Irrigation and drainage that put water against the foundation
When should you schedule it?
Two to four weeks before you list is a good window. That leaves time to get contractor quotes, make the repairs you choose, and go over the findings with your agent before the listing photos are taken.
How do I get the house ready for the inspection?
Keep the water, power and gas on, with pilot lights lit.
Clear a path to the electrical panel, the water heater, the AC air handler or furnace, and the attic hatch.
Leave remotes and keys for the garage, gates, sheds and any locked closets.
Empty the cabinets under the kitchen and bathroom sinks.
Put pets somewhere safe for a few hours.
If you know the age of the roof, AC or water heater, or you have receipts for past repairs, leave them out for us.
What should you not fix before selling?
Skip the remodel. New countertops or a redone bathroom often don't return what they cost, and many buyers would rather pick those finishes themselves. Put your money first into:
Anything that is a safety problem, like exposed wiring or a loose handrail
Active leaks and water damage
The small items that would otherwise pad a buyer's repair list: loose toilets, dripping faucets, a missing GFCI outlet
For the big items, like a roof or an AC system near the end of its life, get a contractor's quote and decide with your agent whether to fix it, offer a credit, or price the house to reflect it. You don't have to repair everything. You just don't want to hear about it for the first time from the buyer.
Not sure where your house stands? Call (480) 585-6456 or book a pre-listing inspection online.
Should you share the report with buyers?
That's your call, made with your agent. Keep in mind that Arizona sellers are expected to disclose what they know about the home's condition, and the Seller Property Disclosure Statement (SPDS) is where that goes. Some sellers hand buyers the report along with receipts for the work they had done. It shows the house has been looked after, and it gives the buyer less to bargain over. Your agent can tell you how the report fits with your disclosures.
Does a pre-listing inspection replace the buyer's inspection?
No. Most buyers still hire their own inspector during the inspection period. The difference is that their report should hold very few surprises for you.
Should the seller be at the buyer's inspection?
Usually not. Agents usually ask sellers to step out, and inspectors prefer it too. Buyers need room to ask candid questions, and an inspection takes a few hours. Leave the utilities on, make sure the gates and side yards are open, set out any repair receipts, and let your agent handle access.
Why Arizona sellers call Desert State
Desert State has inspected more than 25,000 homes across the Valley since 1999. Our inspectors are Arizona-certified and AHIT-certified. We are based in Peoria and work across the Phoenix metro, including Scottsdale, Peoria, Surprise, Mesa and Cave Creek.
Most of our inspections are for home buyers, so we know what a buyer's inspector looks for. A pre-listing inspection from us is that same inspection, done before a buyer ever walks through the door.
Pre-listing inspection FAQ
How long does a pre-listing inspection take?
Most homes take two to four hours. Larger and older homes take longer.
How much does a pre-listing inspection cost?
It depends on the size and age of the home and any add-on services you choose. Call (480) 585-6456 for a free quote.
When will I get the report?
Within 24 hours, with photos and plain-language notes on what we found.
Do you make repairs?
No. We inspect and report, and the repairs are done by contractors you choose. That keeps the inspection about the house, not about selling you work.
Will the inspection find every problem?
No inspector can see inside walls or under a slab. A home inspection is a visual check of the parts of the home we can safely reach, and the report tells you what we could and could not access.
More questions? Our general home inspection FAQ has the rest.
Call (480) 585-6456 for your free inspection quote today, and get on the schedule with the best home inspection team in the Phoenix area.