Real Estate Ray's Blog: Seller Inspections

Seller Inspections

     In the Sacramento region, it is customary for buyers to do inspections after they have entered into contract.  Here are a few reasons sellers might consider doing the inspections upfront.

  1. Set your home apart.  If all other characteristics are equal, you will be giving potential buyers knowledge about your house that is not available for competing homes.
  2. By disclosing everything you know and everything the inspectors found, you protect yourself from any claims that the buyer makes later and reduce the risk of a lawsuit.
  3. There will be less surprises that come up during the purchase process. If you wait for the buyer to do the inspections, there is a good chance something unexpected will be found.  In my experience, sellers are almost always surprised by something found in the inspection.
  4. Surprises may cause the buyer to ask for a lower price or even step out of the transaction causing delay for the seller while their house is put back on the market.
  5. Sellers can do repairs at their leisure and get competitive bids.  It is difficult enough to go through the process of selling a home in a limited time frame without adding items that need to be repaired too.  For example, one of my listings had nothing wrong with the roof, the home's interior or exterior, but when the pest inspector went under the house, he found termites, borer beetles and dry rot.  The repairs under the house impacted a bathroom and the kitchen as well.  Floors and counters had to be replaced or repaired.  It was a real challenge to get everything done within our 30 days.
  6. By doing the inspections and any necessary repairs, the seller is able to market to the widest available market including first time home buyers, FHA buyers and VA buyers.  The larger the available market, usually the better the sales price.
  7.  Repair items become less of a bargaining chip for home buyers.  In this competitive market, it is getting pretty common to hear buyers demand much more in repairs as they pay higher and higher prices. Inspections should not be a to do list for the seller to complete.  I believe they should be used to find real issues that are surprises to the buyer.  Many buyers are using their inspections as a laundry list of items they expect the seller to fix.

          Dry rot in Casing            Dry Rot Trim

Two recent "surprises." 

(The damage was not apparant until the inspector probed the wood.)


Homes are sold "as is" in our area and the seller is under no obligation to fix anything, but the buyer can still ask for items to be repaired.  The real issues usually arise when surprises are found. Surprises at the wrong time create problems.  It seems wise to try and eliminate as many surprises as possible.  Even if the seller chooses to do inspections, but not do any repairs, the inspections are still valuable.  Potential home buyers can incorporate the inspection findings to develop their offer price.  All three inspections probably cost about $700 to $800 in total.  It seems like pretty good insurance to me.

             eXp Realty of California, Inc

Raymond Henson, SRES, GRI, e-Pro

Past Client Testimonials   

3412 Babson Drive

Elk Grove, CA 95758




Comment balloon 17 commentsRaymond Henson, SRES, GRI • January 04 2021 10:31PM


Hi Raymond- I know that some may not suggest sellers getting their own inspections but in my mind it's a good way to make sure you have the best opportunity to sell you home and maximize the investment you have in it. 

Posted by Kathy Streib, Home Stager - Palm Beach County,FL -561-914-6224 (Room Service Home Staging) 14 days ago

Hi Kathy, when we sold our own home, we did all the inspections and did the repairs we thought were necessary.  It made the whole process so much easier. 

Posted by Raymond Henson, SRES, GRI, Realtor (eXp Realty of California, Inc. (lic. #01878277)) 14 days ago

Good morning, Ray... I've long been a proponent of seller home inspections. And I've done one on my own homes prior to listing... I believe knowledge is power in the long run and want to eliminate every obstacle possible for a smooth sale.

Posted by Nina Hollander, Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor (Coldwell Banker Realty) 13 days ago

Anyone buying a house should absolutely have it inspected, even if it appears to be meticulously well maintained.  It is money well spent for peace of mind if nothing else.

Posted by Brian England, MBA, GRI, REALTOR® Real Estate in East Valley AZ (Vacasa) 13 days ago

Good morning Raymond Henson, SRES, GRI - the problems found sound major and glad they were handled and the sale went forward.

Posted by Grant Schneider, Your Coach Helping You Create Successful Outcomes (Performance Development Strategies) 13 days ago

Good morning Raymond Henson, SRES, GRI yes, I think that it's a small investment for a great return

Posted by Rocky Dickerson, Superior Service! (Realty One Group) 13 days ago


When we sell a home, we have a full out inspection prior to putting it on the market.  For us, it is an exercise of peace of mind.  We fix it with permits, etc.  That way, no issues come up...For us, peace of mind has always been worth the price.  A

Posted by Ron and Alexandra Seigel, Luxury Real Estate Branding, Marketing & Strategy (Napa Consultants) 13 days ago

I am with you 100% Nina Hollander.

Peace of mind is very powerful for buyer and seller, Brian England.  

Thank you both for your input.

Posted by Raymond Henson, SRES, GRI, Realtor (eXp Realty of California, Inc. (lic. #01878277)) 13 days ago

Grant Schneider, the most challenging one of my career was my very first listing (outlined above).  The pest inspector actually said to me, "this is the cleanest house of this age I have seen in a long time.  I haven't found anything."  Then he went under the house.  He couldn't even look me in the eye when he came back out.  I learned so much on that house.  The home owner had passed away in the house, but that is another story.  

Posted by Raymond Henson, SRES, GRI, Realtor (eXp Realty of California, Inc. (lic. #01878277)) 13 days ago

Good morning, Rocky Dickerson.  I agree!  The only inspection I have some seller reluctance with is the home inspection because it is a little more expensive.  I still like them.  My first career was in construction so I feel pretty good about my abilities to see trouble, but I do not go through homes every day and there are still things I miss.

Peace of mind is so important, Ron and Alexandra Seigel. It helps everyone sleep better at night. 

Posted by Raymond Henson, SRES, GRI, Realtor (eXp Realty of California, Inc. (lic. #01878277)) 13 days ago

Smart home sellers want to be well prepared for the home inspection ordered by the home buyers.

Posted by Roy Kelley (Realty Group Referrals) 13 days ago

It really does pay for sellers to start early, Roy Kelley to get their house ready to sell.  I appreciate your feedback!

Posted by Raymond Henson, SRES, GRI, Realtor (eXp Realty of California, Inc. (lic. #01878277)) 13 days ago

Raymond, great post, and inspections are so important to know what you are in for after the sale!  

Posted by Joan Cox, Denver Real Estate - Selling One Home at a Time (House to Home, Inc. - Denver Real Estate - 720-231-6373) 12 days ago

Thank you, Joan Cox.  Thank you for stopping by and leaving a comment.

Posted by Raymond Henson, SRES, GRI, Realtor (eXp Realty of California, Inc. (lic. #01878277)) 12 days ago

Great tips! Thanks for sharing! 

Posted by Joe Jackson, Clintonville and Central Ohio Real Estate Expert (Keller Williams Capital Partners Realty) 10 days ago

Hi Raymond Henson, SRES, GRI - I recommend this to all my sellers for many of the same reasons as you point out. 

Posted by Sheri Sperry - MCNE®, (928) 274-7355 ~ YOUR Solutions REALTOR® (Coldwell Banker Realty) 10 days ago

Thank you Joe Jackson and thank you so much for sharing this post!

It took me a while to get to this point, Sheri Sperry - MCNE®, but it is common place in the Bay Area and it just seems like a great idea on so many levels.  Thank you very much for taking the time to comment.

Posted by Raymond Henson, SRES, GRI, Realtor (eXp Realty of California, Inc. (lic. #01878277)) 10 days ago