By Mark Cipolletti, Listing Agent | Keller Williams Richmond West
When you’re preparing to sell your home, it’s easy to focus on the things you can see — staging the rooms, updating the paint, sprucing up the landscaping. But what about what’s behind the walls, under the floors, or up in the attic?
That’s where a pre-listing home inspection comes into play. More and more sellers are choosing to have their home inspected before putting it on the market — and for good reason. But it’s not always the right move for everyone.
As a Richmond-based listing agent who’s helped many sellers navigate this very decision, I want to walk you through the real pros and cons so you can decide what’s best for your sale.
Pros of a Pre-Listing Inspection
1. Identify Issues Before Buyers Do
Buyers will almost always do their own inspection — and when they uncover problems, it can lead to renegotiation, delays, or even a canceled contract. A pre-listing inspection gives you the opportunity to find and fix those issues before they become leverage for the buyer.
2. Sell With Confidence
Once you’ve addressed the big-ticket items (or priced accordingly), you can list with greater peace of mind. You’ll feel more confident in your asking price — and that confidence shows in negotiations.
3. Faster, Smoother Transactions
Buyers love transparency. When you hand them an inspection report upfront — and show them what you’ve already taken care of — it builds trust. In many cases, buyers may even waive additional inspections or at least feel less compelled to nitpick.
4. Gives You Control Over Repairs
When issues are discovered during the buyer’s inspection, sellers often scramble to find contractors on short notice — sometimes paying a premium. With a pre-listing inspection, you can make repairs on your schedule and get multiple quotes, potentially saving time and money.
5. Fewer Surprises = Less Stress
Selling your home is already emotional and complex. A pre-listing inspection helps you avoid those 11th-hour surprises that throw transactions into chaos. And honestly, peace of mind is priceless.
Cons of a Pre-Listing Inspection
1. You’ll Be Legally Obligated to Disclose Some Findings
In Virginia, sellers aren’t required to disclose everything, but if a pre-listing inspection reveals a material defect, you may need to disclose it to potential buyers. This could discourage some buyers unless the issue is addressed or reflected in pricing.
2. It’s an Out-of-Pocket Expense
A pre-listing inspection typically costs $300–$600, depending on the size of the home. For some sellers, that cost may not feel worthwhile — especially if they’re planning to sell “as-is.”
3. Buyers May Still Want Their Own Inspection
Even with your report in hand, some buyers will still want to conduct their own. That means you could be facing two inspections and two sets of repair requests — although in my experience, pre-inspected homes often lead to fewer buyer demands.
4. You Might Discover More Than You Bargained For
Let’s be honest — sometimes ignorance feels like bliss. A pre-listing inspection might turn up costly repairs you didn’t anticipate, which can be overwhelming if you weren’t prepared to handle them before selling. But remember: those issues don’t go away just because you didn’t know about them.
So... Should You Get One?
In many cases, yes — especially if your home is older or hasn’t had major systems updated recently. It gives you a strategic advantage and helps create a smoother sale.
That said, every home — and every seller — is different.
As your listing agent, I’ll help you weigh the pros and cons in the context of your home’s condition, the current Richmond market, and your goals. And if you do decide to have a pre-listing inspection, I can connect you with trusted, local inspectors who are thorough, fair, and fast.
Thinking of Selling Your Home? Let’s Chat.
I’ll help you determine whether a pre-listing inspection makes sense — and walk you through every step of getting your home market-ready with confidence.
Mark Cipolletti
Listing Agent | Keller Williams Richmond West
📧 [email protected] | 📱 (804) 349-6463
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