Should I Get a Home Inspection Before Listing My House?

It’s one of the most common questions I get from sellers:

“Should I have my home professionally inspected before I put it on the market?”

After 29 years of selling real estate in Denver, my answer is usually:

No — and here’s why.

Buyers Will Always Do Their Own Inspection Anyway

Even if you pay for a professional inspection before listing, the buyer will almost always hire their own inspector.

Buyers typically:

• Use someone they personally trust

• Use an inspector their agent recommends

• Want an independent opinion

So now you’ve paid for an inspection… and the buyer is still ordering another one.

A Pre-Listing Inspection Doesn’t Prevent Negotiations

Some sellers think doing an inspection ahead of time will eliminate inspection objections.

In reality?

Buyers will still:

• Ask for repairs

• Request credits

• Negotiate based on their inspector’s findings

You can’t control what another inspector flags — even in the same house.

When a Pre-Inspection Might Make Sense

There are limited situations where I may recommend it:

• Older homes with deferred maintenance

• Homes with known foundation, sewer, or roof concerns

• Unique properties where surprises could derail a deal

But for most homes in today’s Denver market, it’s not necessary.

A Smarter Strategy

Instead of paying for a full inspection upfront, I typically recommend:

✔ Fix obvious maintenance issues
✔ Service the furnace and A/C
✔ Check roof condition
✔ Address visible safety concerns

This positions the home well without opening a long repair list before you even hit the market.

The Bottom Line

In my experience, a pre-listing inspection rarely changes the outcome of the sale — because buyers will conduct their own inspection no matter what.

What matters more is:

• Proper pricing

• Strong marketing

• Strategic negotiation

• Having an experienced agent guiding you through inspection requests

If you’re thinking about selling and want honest advice about how to prepare your home, I’m happy to help.

Sue Monroe
RE/MAX Leaders
29 Years of Denver Real Estate Experience

Let’s position your home to sell — without unnecessary expenses.