Why sellers do it
- Fewer surprises in escrow. The biggest cause of renegotiation is something unexpected in the buyer’s report.
- Time to get competitive bids. Repairs made under deadline pressure cost more.
- Accurate pricing. If the roof needs replacement, you can price the house accordingly rather than give a large credit later.
- Stronger offers. Buyers who see a recent report, plus termite and sewer reports, may shorten or relax their contingencies.
What to include
Many sellers order a package:
- General home inspection.
- Wood-destroying pests and organisms report, which is customary in California transactions. See termites.
- Sewer lateral camera inspection for older homes.
- Roof inspection or certification if the roof is older.
- Chimney Level 2 inspection if there is a masonry fireplace.
The disclosure trade-off
Once you know about a defect, you have to disclose it. That can feel like a downside, but buyers would likely find the problem anyway, and finding it first lets you control the timing and the fix. Undisclosed known defects are a common source of post-sale disputes.
Fix, credit, or disclose
For each major finding, choose:
- Repair it with a licensed contractor and keep the invoice and permit.
- Get a bid and offer a credit or price adjustment.
- Disclose it and price the house as-is.
Cosmetic and maintenance items are usually best handled before listing photos are taken.
Common questions
Do I have to share a pre-listing report with buyers?
California sellers must disclose known material facts. Once you have a report, you know what is in it. Most agents recommend providing the report itself along with notes on what was repaired.
Will buyers trust my inspector?
Many will use the report as a starting point and then hire their own inspector. That's fine; a pre-listing inspection is about avoiding surprises, not replacing the buyer's due diligence.