If you’re selling a home, you will get the highest price in the shortest time, if your home is in top condition. You will want to find out about any hidden problems before your house goes on the market.

Most real estate sales contracts have an inspection contingency. Buyers will insist on a professional home inspection performed by a state certified inspector they will hire. If the buyer’s home inspector finds a problem, it can cause the buyer to get cold feet and the deal can often fall through. At best, surprise problems uncovered by the buyer’s inspector will cause delays in closing, and usually you will have to pay for repairs at the last minute, or take a lower price on your home.

I recommend all sellers have a “Pre-Listing” inspection consultation performed before your home is listed and here is why. Typically within 10 days of a contract being placed on your home, a buyer will hire a home inspector to check out your home. In most cases (unless a home is being purchased “as-is”) you will eventually be presented with the ” BINSR –  Buyer’s Inspection Notice and Seller’s Response”

Unfortunately, in our litigious society, home inspectors have become targets. As a result, many home inspectors will tend to call out just about anything as “suspect” or provide a comment similar to the following: “recommend further consultation or repair by a specialist.”

What is a Pre-Listing Consultation?

Home Inspectors work for their client – nearly 80% of the time this is the buyer. A pre listing consultation is a service ACSI offers to help the seller prepare the home to be sold before it is listed.

Examples of our consultation services are:

  • Perform a visual inspection of major systems to check for maintenance issues or defects.
  • Explain to the seller what the issues are and how they can be corrected.
  • Provide a list of general things sellers can do to prepare the home for the home inspection.
  • Provide a list of common issues found on home inspections.
  • Provide a copy of the AZ Standards of Practice for Professional Home Inspectors
  • Provide a list of licensed contractors that can work on your home if needed.


The cost of a Pre-listing inspection consultation is about 2/3 of what a normal inspection would cost and typically lasts about 1.5-2 hours.

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