What is a pre-listing home inspection and why do I need one?

A pre-listing home inspection describes the process of a professional home inspector examining a property to identify any issues or repairs that need to be made before a home is publicly advertised for sale.

Buying a home is one of the biggest investments a person will ever make. Sellers can help prospective homebuyers feel more confident about purchasing their home by having their listing inspected first.

By having a pre-listing home inspection performed, you can plan for any repairs or negotiate the selling price. This will make the buyer more confident in the purchase and keep pre-closing problems from hassling both parties.

The benefits of a pre-listing home inspection explained

Before putting your house on the market, a pre-listing home inspection offers you and the buyer complete peace of mind that comes from knowing the true condition of your house.

A pre-listing home inspection helps ensure there are fewer surprises in a real estate transaction because everyone involved becomes more familiar with the property’s current condition. A professional home inspection provided by the seller often creates a positive atmosphere of good faith.

By making repairs and disclosing to the prospective buyer the property’s condition up front and honestly before negotiations begin, you can foster a relaxed environment, one which instils trust and confidence regarding the home’s condition. This, in turn, may help your house sell faster and closer to the listing price.

What does an AmeriSpec pre-listing home inspection cover?

Every home is different and therefore the individual issues and experience of a home inspector will determine how thorough their pre-listing home inspection is. Nevertheless, an AmeriSpec home inspection typically covers the following areas.

Exterior walls

Thoroughly inspecting the outside structure of your home, our inspectors will examine the crawlspaces beneath the home, as well as roofing, windows, doors, and more.


Despite foundations being out of sight, our inspectors are highly skilled at checking for secondary signs of foundation issues such as cracking or settling.


Grading should always slope away from your house, not towards it. Our inspectors will determine which way your grading slopes to see how susceptible your house is to possible water damage.


Our inspectors will check your roof to determine its age and condition, as well as any potential damage or poor installation that could allow for water damage to occur. They will also check for loose, missing or badly secured shingles, cracks, damaged mastic around your vents, and any gutter damage.


If your home has a garage, this should be in proper working order too. Our inspectors will check whether your garage door closes properly, whether its framed securely, and whether there is good air ventilation to protect against accidental carbon monoxide poisoning. 


Our inspectors will examine all faucets and showers to look for any visible leaks while testing the water pressure too. If your home’s pipes are old, inspectors may recommend an additional inspection to determine whether they need to be replaced or offer a ballpark cost for repairs.


Electric-wise, inspectors will check what type of wiring your home has, ensure there are functional ground fault circuit interrupters, and test all outlets. Additionally, electrical panels will be inspected to ensure they work correctly to eliminate potential fire hazards.

Heating, ventilation, and air conditioning

Not only will inspectors determine the age of your furnace and air conditioning, but they’ll also ensure they work properly. Determining the age of your ducting and checking for any potential leaks is important too. Elsewhere, they will check whether your home has sufficient insulation and whether any detrimental asbestos remains, an issue experienced in older homes.


Our inspectors will look out for any visible leaks, check toilets are properly secured, and ensure there is sufficient ventilation. Bathrooms without vents or windows are especially prone to mold and mildew growth that can cause health issues and furniture damage over time.

Laundry room

Inspectors will also check whether your laundry room is properly vented. Poorly maintained dry-exhaust systems are a serious fire hazard, which your inspector will examine for you.

Pre-listing home inspection FAQs

Before you set a realistic asking price, AmeriSpec has compiled this list of pre-listing home inspection FAQs to provide you even more information. If your question is not covered here, contact your local inspector for more detailed information.

How long does an inspection normally take?

A typical pre-listing home inspection of a property less than 2,000 square feet lasts approximately two-and-a-half hours.

Do I need to be present at the time of the inspection?

Although it is not mandatory, it is to the home seller’s benefit to be present at the time of the inspection. AmeriSpec’s job is not just to inspect the property, but also to educate the potential seller on the condition of the property, and this can be better achieved if you are present at the time of the inspection.

How do I determine the condition of the home?

During your own pre-listing home inspection, the inspector will explain the condition of the property. The inspector will also provide you with the AmeriSpec Report. This way, you can make an informed decision when selling the property.

What do I get in writing?

Our 400+ inspection findings are packaged in an attractive, easy-to-reference, three-ring binder, or a digital binder (depending on the office). The AmeriSpec Report – the industry’s gold standard – features a comprehensive evaluation of the home, a Home Maintenance Manual, and a Seasonal Maintenance Checklist.

Does AmeriSpec offer other types of inspections?

Yes. Pre-listing home inspections are just one part of our business. Depending on the location, we can provide a variety of services that work together with the home inspection such as Radon Testing, Home Energy Evaluations, and Mould Testing.

What are your inspector’s qualifications?

All AmeriSpec inspectors are trained and certified to meet the highest standards in the industry. AmeriSpec offers the best training in the industry by combining classroom instruction and hands-on technical training in our state-of-the-art training facility.

To enhance training in the classroom, AmeriSpec uses a complete educational training system developed specifically for AmeriSpec by Carson Dunlop and Associates, one of the most respected names in professional home inspection training.

AmeriSpec also takes continuing education seriously. Technical training classes are held periodically throughout the year to inform business owners about home inspections and other inspection specialties.

When you need a pre-listing home inspection, trust AmeriSpec

Maximize your chances of a successful sale with a pre-listing home inspection from AmeriSpec. Our inspections cover more than 1,000 checkpoints across approximately 400 items around a home. An inspection will reveal any issues within a home and ensure your property is suitable for sale at top dollar.

Paint a clear picture for prospective buyers and ensure that your next property shines crystal clear. Find your local inspector here and book your pre-listing home inspection today.