Should You Have a Home Inspection BEFORE Going on the Market?

I get asked this question quite often. I always have the same answer...it depends.

It seems like a straight forward idea. Have an inspector come out, have the home inspected, and use this inspection as a punch list to take care of repairs before the home even goes on the market. 

Here is the issue: You will be required (in most states) to disclose everything on the report. This includes those things you repaired, as well as those you did not repair. Maybe the report said the A/C unit is 10 years old and working well, but nearing the end of its useful life. This type of language is often used as a CYA phrase by the inspector in case a repair is needed shortly after the report. That A/C unit might have 3-5 more years of life, but the potential buyer could see it as a potential problem that would require a large investment. This could stop a potential offer.

No matter if you have done an inspection, the buyer should be encouraged to do their own home inspection. This protects the seller against claims that they had a friendly inspection company that did not disclose every issue. 

I prefer my clients get major components checked out before going on the market (have an A/C company come and service the unit before listing, have a roofer look at the roof before listing, have a pool company come out and do a service). The opinion of these individual experts carry more weight than a home inspection company. They will service and either give a clean bill of health, or give recommendations that can be taken care of (or disclosed as needing repair on a property disclosure). This can also give you positive info to disclose in your listing.