Jeff, it depends on age of home, what the basic condition looks like when I first see it, the degree to which sellers have told me they have updated or replaced major mechanicals and/or keep them professionally maintained. Also depends on how long the seller has owned the home--if only say 12-18 months, there was probably an inspection fairly recently. Some sellers offer to do this. Most don't want to spend the money since buyer will have an inspection and they are prepared to address important repairs in any event. In our area, we rarely see them.

One issue is that if something major is found it has to be disclosed, which could turn off a buyer. Many sellers pay for repairs requested pursuant to a buyer inspection out of sale proceeds and don't have the money for a major repair prior to listing.

There is one agent that does that with every listing.  I think it is smart personally.  Fewer surprises for the seller.  I think it depends on the state though.  If you are in a state where it is easy to get out of a contract, it might not have as much worth.  In stricter states, it could provide the seller with a sense that the transaction has a better chance of closing if there are no repairs to negotiate.

Sellers generally have a good idea of what things need attention.  I advise them that the buyers will ask for those items to be fixed anyway, so why not fix them now?  It'll make a better impression.

I don't suggest a pre-listing inspection because I'd rather have the funds go toward repairs.

If there's something potentially concerning and we need more information, I'd suggest an inspection in cases like that.  

I will suggest it and give the reasons for doing so.  99% do not mostly feeling it is a waste because buyers will get it done anyway.  Even explaining that even if a buyer does so there will not be any major problems as surprises.  So I suggest and leave the decision to the seller.  Mark

I do this...I start out by saying...tell me everything. Small talks ensues and then I repeat EVERYTHING. Then, it comes out. PRO: Honest in-honest out. CON: Seller fears surface but that is to be expected. Resistance varies but yes

I have started doing this. I think it gives the seller the chance to fix anything that needs repairs

If the home is in questionable state and they seem open to it I suggest it to the sellers especially if they are willing to do the repairs. If they are not then what is the point? I don't want the knowledge to have to disclose and they shouldn't either. However most of my listings are in really good condition and pass inspections with flying colors.

Sometimes on historic or older houses that have many items that should be brought up to code. The last house I did one on was built in 1968. We had many of the items fixed and/or brought up to current codes. I figure the less items a buyer has to fix, the better for everyone. We actually did this after the listing, but the owners would have done it before.

Jeff - 

Yes

Most people just don't know their homes as well as they think.  

Pros - knowledge is power.

Cons - none that I can see.

If issues are found -- they can be addressed in a number of ways.  

First(of course) - disclose that the report exists and the findings.

Second - follow-up inspections for the particular issue and make available to potential buyers or correct issue and disclose.

Yes, not everyone is on board.

One of the things I learn from AR on a daily basis -- how real estate is practiced varies greatly not only from state-to-state but within our own local market.   

When listing a home, after they have signed, I always walk thorough the house with them and ask to look at it as if they were a buyer. I point out what they can do before we start showing to make it show better or eliminate potential inspection problems. Peeling paint, broken screens, a pipe leaking every now and then. All can be seen with the naked eye. Most sellers do not want a full blown inspection and the unknown is often well and septic. 

I always ask as a second set of eyes will be an asset.

No I do not.

 Good morning Jeff. Yes, there are pros and cons to pre-inspections. The pros are: major glaring issues are identified prior to the listing.

Not in this market.  Our DOM is huge right now, we have an abundance of inventory and it would be too long from inspection to contract.  And generally speaking my sellers are on top of their maintenance.

I mention it as an option for seller's that have the resources to do it.  Likely to uncover major issues is a selling point, so is the fact that you can share it with a buyer and maybe they use it.  However, it doesn't mean another inspector isn't going to find a lot of other little things.  That's the down side.  

I think I've only had one or two sellers do it in ten years.

Not always, it is a good thing in some markets.

Yes, I have suggested it to every seller for the past three years at least.  No one has ever done it! Very frustrating and then they are shocked when buyers inspection comes back with things to be repaired...

In certain properties that may have issues this may be a good idea.

    I suggested a Wood Destroying Organism Inspection ("Termite Letter") recently, because there was visible damage to parts of the exterior of the house. 

    The Seller said, "Let the Buyer pay for whatever inspections they want!"

     That is the typical reply when I suggest pre-inspections.

I usually do a walk through with them and make suggestions.  But rarely do they ever do a pre-inspection.

Jeff,
I didn't have to go any further than Nina Hollander to find an answer I agreed with.

We are not seeing pre-listing inspections done around here.   Think the sellers think this is a buyer's expense.

I have Jeff Dowler CRS  when the house has obvious issues and the client thinks there is nothing wrong. I explain my reasoning and offer to pay for the inspection if the home inspector finds nothing wrong. I haven't had to pay for one yet.

I recommend it to sellers, but most often they don't want to spend the money and choose to wing it and see if anything comes up later. My suggestion is based on the principle that it's better to know in advance what might need fixing.

No, we disclose the issues and if the buyer wants an inspection, they will pay for one.   Many times I have seen this but the buyer doesn't trust the inspection done for the seller

Jeff,

Prior to selling  our home in Los Angeles, we had an inspection done.   We wanted to make sure that we knew what was wrong if anything, and we could take care of it before we sold.  When we managed an office in Napa, the majority of the agents had their sellers do that, and it worked for disclosures and fixiing things ahead of time.  In our mind, it makes life easier for everyone.  

No. However, it could be a great suggestion in some cases.

Hi Jeff especially termite because a homeowner could use less expensive heat treatment or spot treatment.  What I found was buyers were demanding full tenting even when alternatives were suggested by inspection co.  Of course from buyer side that is most guaranteed but sellers could have prevented this by handling upfront and providing clearance. 

I don't Jeff.  Inspections are only good for 30 days and they're expensive so we wait till we have an accepted offer then go from there.

We suggest it:

Pre-Listing Inspection and Repairs

I suggest it.  Some do while others find no value in it.

I LOVE prelisting inspections and have found them great to help market a place and a wonderful thing to help reduce headaches during the transaction.  I have an "inspector school" that will do them free of charge.  Sellers love it.  I don't do it on all of my listings and really encouarge it when I suspect there's a significant issue and want the right professional to assess it...

Think it is a good idea that many sellers will balk at. Did it for a home I was selling, performed the minor repairs and provided the report and the repair receipts for inspection!

It is a discussion point.  In my area, many homes have pre-listing inspections due to the number of multiple offers that occur.

Good morning Jeff. We have an inspection done on every home that we flip, just to make sure nothing was missed. I recommend that be done prior to a listing, as often as possible.

I love the idea, think it brings confidence to the process... 

I think it is a good idea, because if the buyer has an inspection done there could be some expensive surprises.

I do not recommend a prelisting inspection.  I may if I thought there may be some real problems with a home.  It would be the sellers decision.

No. Because the Buyers are going to order one anyhow and would be suspicious of one paid for by the Sellers.

Hello Jeff,

     Typically I do not request the sellers do this as it will usually be a buyer contingency anyway which the buyer will then pay for. I have however had sellers who felt this would be a positive to their listing and so did an inspection. The issues are that anything the inspector finds will have to be disclosed and repaired and it becomes a bargaining tool for the buyers  to further reduce the offer price. Often the buyers will do their own even if the sellers have recently done one so they have their own inspection not one potentially skewed by a pre existing relationship between seller and inspector. So really it just tends to double up the cost and really doesn't benefit the buyer so let it be done by the buyer and negotiate any problems the report bares out

Mixed feelings on this.

As stated by other agents, it depends. If the house is older and has issues that are blatant I do request the seller to conduct a pre-listing home inspection so we can tackle the issues upfront and negate any upcoming buyer request for repairs. Sometimes sellers have issues with laying for that inspection, sometimes they don't.

Jeff - I have not suggested it in the past, but do think in some cases, it would be a good idea. It really depends on your clients and the property.

I wouldn't mind suggesting it, but if they balked, I would just let it go. The buyer will most likely get an inspection and we can deal with it at that time, and I will tell them just that.