Ask Phyllis: a blog series of frequently asked real estate questions.
Benefits of a Pre-Inspection
I look forward to your real estate advice and greatly respect your knowledge. After a long illness, my father passed, and I am the trustee of his estate. He has a home in La Crescenta to sell. He was very close to a woman he knew from church, and I will be listing the home with her honoring that relationship. My dad’s house hasn’t been updated in years, and it shows. Not only does it need remodeling, but major systems like the roof and HVAC need replacing. As a result, the overall condition raises concerns that go beyond simple cosmetic fixes. It’s pretty evident just from looking at the house from the street. When I met with my dad’s friend, she suggested we get an inspection, which doesn’t make sense because the home needs major updating. Can you give me your thoughts on the benefits of a pre-inspection?
SB
Dear SB,
First, let me say how sorry I am to hear about your father’s passing. I know how difficult it is to navigate a loved one’s estate, especially as the trustee. Thank you for your kind words—I appreciate your trust and confidence in my experience. I understand your situation regarding your father’s home in La Crescenta. It’s thoughtful and admirable that you honor his relationship with his friend by listing the property with her. Your concern about whether a pre-inspection is necessary is reasonable, and I’m glad you asked.
The home needs updating, and it’s evident from the street that the roof is old. So, why take action now? Based on my 30+ years of selling homes in La Crescenta and La Cañada, I’ve seen many buyers use inspections to reopen negotiations aggressively. Even when a home is listed “as-is,” they often request expensive repairs or credits. However, by conducting a pre-inspection, you take control of the narrative. This proactive step allows you to anticipate potential objections and address them from a position of strength. Furthermore, even if you plan to sell the property “as-is,” having documented facts up front helps avoid misunderstandings and builds trust with serious buyers.
In short, while a pre-inspection might seem unnecessary for a home that clearly needs updating, it is a strategic tool to manage buyer expectations and avoid costly last-minute negotiations. I believe it’s well worth considering.
