Find what the buyer’s inspector will find, while you still control the timeline. Same inspection, run before you list, so surprises happen on your schedule instead of mid-negotiation.
Tell us where the property is and what you need. We’ll call to confirm the time.
Typical range $300–$1,000 depending on square footage. No obligation.
Booking across Lee, Collier and Charlotte counties.
(757) 240-9407Every problem in your house exists whether or not you know about it. The only variable is when you find out and who has the advantage when you do.
Discovered during the buyer’s inspection period, a failing water heater becomes a negotiation. The buyer has an inspection report, a deadline and the option to walk. You have a contract you want to keep and no time to get three quotes. That asymmetry is worth real money, and it is usually more than the repair.
Discovered before you list, the same water heater is a Saturday and a plumber of your choosing. Or you disclose it, price it in and remove it from the conversation entirely. Either way you decided rather than reacted.
What the inspection actually documents.
Start to finish.
Ideally before photography, so anything you choose to fix is fixed before the listing images are taken.
Full buyer-scope inspection. I am not looking for reasons to be gentle — a pre-listing inspection that misses things has no value.
Photographed and sorted by what a buyer's inspector will almost certainly flag versus what is minor.
Fix it, price it in or disclose it. All three are reasonable; the point is that you choose.
Some sellers share it with buyers to demonstrate transparency. That is your call, and worth discussing with your agent.
Florida requires sellers to disclose known material defects that are not readily observable. Once you know about something, you generally cannot un-know it for disclosure purposes. That is an argument for fixing or pricing in rather than for not looking — the buyer’s inspector will find it either way. Ask your agent or attorney about your specific situation.
Almost certainly, and they should. A pre-listing inspection does not replace theirs. What it does is make sure their report contains nothing you had not already accounted for.
Usually, and the maths is straightforward. If it prevents one mid-contract renegotiation it has typically paid for itself several times over. Renegotiations after an inspection rarely settle in the seller’s favour.
Before you list, ideally before listing photography, so anything you decide to fix is done before the photos.
Some sellers do and it can build confidence. Others prefer not to. Talk to your agent — it depends on what the report says and how your market is behaving.
Fort Myers, Cape Coral, Naples, Bonita Springs, Estero, Port Charlotte, Punta Gorda, Lehigh Acres, North Fort Myers, Sanibel, Fort Myers Beach and Marco Island.
Call or send the form. Tell us the address and your deadline and we’ll confirm a time and an exact price.