Should I Get a Pre-Listing Inspection Before I Sell?
A pre-listing inspection gives you the same kind of report a buyer's inspector would write, before a buyer is waiting for your answer. Pros, cons and when it is worth it.What a pre-listing inspection is
A pre-listing inspection is a home inspection you order before you list the home. It gives you the same kind of report a buyer's inspector would write, before a buyer is waiting for your answer.
Our default is to have homes pre-inspected before they are put on the market. The thinking is simple: knowing is better than being surprised by bad news. We have discovered many issues thanks to pre-inspections that would otherwise have surfaced during the buyer's inspection period, potentially losing the sale and having to put the home back on the market.
Addressing what you find can be done in three ways:
· Fix it before the buyer asks. Pay for the repair before or during listing.
· Offer money back at closing. Instead of repairing it, you give the buyer a credit and they arrange the fix themselves. Lender limits on credits vary by loan type, so check with your agent first.
· Lower the price. If the roof is near the end of its usable life, you price the home below what it would be with a new roof. The buyer sees the issue already reflected in the price.
If you don't have a seller pre-inspection, consider keeping some funds in reserve in case the buyer's inspection finds something. The same three options apply, but you will be working through them during the buyer's inspection period instead of on your own schedule.
Pros and cons
| Pros | Cons |
|---|---|
| You find problems first, with time to get quotes and choose a contractor. | It costs money up front, and you pay whether or not you sell. |
| You avoid rushed repairs and "emergency" pricing after a buyer's inspection. | What you learn becomes something you know. If it is a material issue, it may need to be disclosed on the seller disclosure statement (Form 17). |
| It helps you complete the disclosure statement accurately. | Buyers may still do their own inspection, so it does not replace theirs. |
| You can price the home with the real condition in mind. | Findings can lead to repair costs you hoped to avoid. |
| A clean report can build buyer confidence and reduce surprises. | A report can age. If conditions change, it may need an update. |
| It can make negotiation smoother, because both sides see the same facts. | Some buyers may ask for more because they see the list. |
When it is most worth doing
· Older homes, or homes with deferred maintenance.
· Crawl spaces or attics that no one has checked in years (see [LINK to Topic 14: The Number One Thing We Recommend Before You List: Inspect the Crawlspace]).
· Estate and parent-sale situations, where the seller does not know the home's history (see [LINK to Topic 17: What Do I Have to Disclose When I Sell My Home, and What If the Home Is in an Estate?] and [LINK to Topic 19: Selling a Parent's Home After a Move for Aging Issues]).
· Homes with known or suspected moisture, pest, sewer or roof concerns.
· Sellers who need to move quickly and cannot afford a sale that falls through due to inspection issues.
Think about specialty inspections
A general inspector may recommend more specific inspections, such as a sewer scope, a pest inspection, a chimney inspection or a crawl space review. These answer one specific type of issue, and often require a special license or experience.
How to use the report
1. Read it with your agent. Sort items into safety, major condition and minor.
2. Find and correct causes first. Fix the leak before replacing the stained drywall.
3. Decide what to fix, what to disclose and what to price in. Get written estimates for items you will not fix before listing. Form 17 must be completed by the seller, not the agent.
4. Keep receipts and warranties for any work done, and be ready to share them.
5. Decide whether to share the report. Ask your agent how this works, and how it affects your disclosures.
What not to do
· Do not order an inspection and then ignore what it finds.
· Do not hide a known problem. Disclose material issues that are current, or that were recent and corrected, where Form 17 asks. Insurance claims, such as fire, water damage or an accident that damaged the home, are common examples, but not the only ones.
· Do not hire a friend (or contractor) as the inspector. Use a qualified, licensed inspector.
· Do not use a report that is old or no longer matches the home. Treat it as out of date when anything significant has changed since it was written (a leak, storm damage, a repair or remodel, a long vacancy) or when enough time has passed that a buyer could reasonably question it.
From Our Own Experience
An estate listing we had did not have a seller pre-inspection. It was an older home, but "everything worked" and the estate representative felt it was not necessary to pre-inspect, to list it "as is", and to price it accordingly.
The buyer's offer was accepted with an inspection contingency, which included a sewer scope. Unfortunately the sewer scope found that the sewer main had collapsed in two places. The house was unsellable without these being corrected, and that took time, inspections, planning, and money. While the fix would have been the same, and might have cost slightly less if found in a pre-inspection, it would have been far less stressful. The home would probably still have gone on the market at the planned time.
There is no blanket solution or direction here. It is far more important to understand the potential impacts than it is to always do (or not do) something like a pre-inspection. The sellers need to be comfortable with their choices, as well as understand that the buyers may identify not having a pre-inspection as a risk and will offer and negotiate accordingly.
Thinking about selling in the Seattle Area?
Kelly Azzarello Real Estate | Compass
kelly@kellyazzarello.com | (425) 830-6457
Instagram: instagram.com/kellyazzarello
YouTube: youtube.com/kellyazzarellorealestate
Disclaimer
This post is general information about real estate topics. It is not legal, tax or financial advice, and it does not replace a professional inspection. Rules and practices differ by situation and change over time. Check current requirements and talk with a licensed professional, such as an inspector, contractor, attorney or CPA, about your own property.
What Do I Have to Disclose When I Sell My Home, and What If the Home Is in an Estate?
Selling a home in the Seattle area means completing a Seller Disclosure Statement. Here is what it covers, what counts as "known," and how an estate sale can be different.
Part 1: Selling your own home
The Seller Disclosure Statement (NWMLS Form 17)
In Washington, a seller of improved residential property usually gives the buyer a Seller Disclosure Statement. It asks about the home's title, water, sewer and septic, structure, systems and fixtures, environmental matters, the homeowners association and other topics.
Timing. Unless you and the buyer agree otherwise, the statement is due within five business days after mutual acceptance.
The buyer's right to rescind. The buyer has three business days after receiving the statement to rescind, in a separately signed written statement, unless you both agree otherwise in writing.
What you must answer. Answer every question. The seller must complete Form 17, not the agent. Once it is done, your agent uploads it with the other forms, and it is available to buyers' agents and their clients. Write "NA" where a question clearly does not apply, and explain every "yes" answer on an attached sheet. The statement is signed and dated.
It is based on what you know. The disclosure reflects your actual knowledge when you complete it. It is not a warranty, and it is not part of the contract.
What counts as "known"
Form 17 asks about material issues that are current, and about those that were recent and have since been corrected. Examples include leaks, past water in the crawl space, pest damage, a failed inspection item, unpermitted work and insurance claims, such as fire, water damage or an accident that damaged the home. These are examples, not a complete list. Where the form asks, answer for what you know, whether or not you fixed it. Receipts, reports and warranties show buyers what was done and when.
Other disclosures to ask about
Lead-based paint for homes built before 1978. Federal rules require sellers of most pre-1978 housing to disclose known lead-based paint and lead-based paint hazards, give the buyer any available records and reports, provide the EPA pamphlet "Protect Your Family From Lead in Your Home," and include a lead warning statement in the contract. The buyer must also be allowed a 10-day period to inspect for lead, which the buyer can waive or change in writing. Sellers are not required to test.
HOA or condominium documents and fees, if the home is in an association. Form 17 asks about the association, its dues and any pending special assessments. When a condominium is sold, the buyer also receives a resale certificate from the association (RCW 64.34.425 for older condominiums, RCW 64.90.640 for communities under the newer common interest ownership act), and the buyer has a short window to cancel after receiving it. Order it early, because the association can take time.
Changes before closing. If you learn something that makes an earlier answer inaccurate, tell your agent right away. Washington law (RCW 64.06.040) requires the seller to amend the statement and deliver it to the buyer if the seller learns of new information, or an adverse change occurs, that makes an earlier answer inaccurate. No amendment is needed if the seller fixes the problem so the answer is accurate again at least three business days before closing. Otherwise the buyer can accept the amendment or rescind within three business days. The seller's duty ends at closing.
Family burial ground question (new January 1, 2027). A new Washington law adds a question to Form 17 asking whether the property includes a family burial ground, mausoleum or columbarium. Many homes that are listed now, or being prepared to list, may still be on the market or go under contract after January 1, 2027, so sellers should plan for this question and ask their agent which version of the form applies.
What not to do
Do not leave questions blank or answer "no" when you are unsure. Say what you know, or say you do not know.
Do not cover or paint over a problem and then say nothing about it.
Do not rely on "as is" language to avoid disclosing what you know. Ask your attorney how it applies to you.
Do not guess. If you are not sure, a pre-listing inspection can give you facts to work from.
Part 2: Selling a home in an estate
When the owner has died, the person selling is usually a personal representative (executor) or a trustee. That person often has never lived in the home and may not know its history.
Who signs matters. The person with legal authority signs, and some estates require notices or court steps before a sale. Talk with the estate attorney first.
Disclosure may be different. Washington's disclosure law (RCW 64.06.010) exempts a transfer made by the personal representative of a decedent's estate. A trustee of a living trust or a guardian is not named in that list, so ask your attorney whether Form 17 is required, and how to complete it if it is. Do not assume the answer.
Even if a form is not required, buyers will still ask. If you know about problems, say so. A pre-listing inspection (see Topic 22 [link]) gives an estate seller facts to share instead of guesses.
Share what you know, and say what you do not know. Family members who lived in or maintained the home may know its history. Ask them, and keep notes and records.
Contents and condition. See our post on preparing an estate home for sale (Topic 26 [link]).
From Our Own Experience
It is important to understand disclosure when you are selling a home. The law is very specific and you could open yourself up to legal action if you do not disclose required information correctly and completely.
While we can help you through the forms, we are not allowed to fill them out for you, and if you have questions we suggest you contact your attorney to clarify.
It is important to understand disclosure when you are selling a home. The law is very specific and you could open yourself up to legal action if you do not disclose required information correctly and completely.
While we can help you through the forms, we are not allowed to fill them out for you, and if you have questions we suggest you contact your attorney to clarify.
Thinking about selling in The Seattle Area?
Kelly Azzarello Real Estate | Compass
kelly@kellyazzarello.com | (425) 830-6457
Instagram: instagram.com/kellyazzarello
YouTube: youtube.com/kellyazzarellorealestate
Sources
Washington Legislature, RCW 64.06 (seller disclosure statements), including 64.06.010 (exempt transfers), 64.06.020 (Form 17 content) and 64.06.040 (amending the statement): app.leg.wa.gov/RCW/default.aspx?cite=64.06
Northwest Multiple Listing Service (NWMLS), Form 17, Seller Disclosure Statement, Improved Property (NWMLS forms library, members only): nwmls.com
U.S. Department of Housing and Urban Development, The Lead Disclosure Rule: hud.gov/program_offices/healthy_homes/enforcement/disclosure
EPA and HUD, Requirements for Disclosure of Known Lead-Based Paint and/or Lead-Based Paint Hazards in Housing, 40 CFR Part 745 (Federal Register, March 6, 1996): govinfo.gov/content/pkg/FR-1996-03-06/html/96-5243.htm
Washington Legislature, RCW 64.90.640 (resale certificate) and RCW 64.34.425 (condominium resale certificate): app.leg.wa.gov/RCW
Disclaimer
This post is general information about real estate topics. It is not legal, tax or financial advice, and it does not replace a professional inspection. Rules and practices differ by situation and change over time. Check current requirements and talk with a licensed professional, such as an inspector, contractor, attorney or CPA, about your own property.
Legal: Disclosure duties depend on your facts, the type of sale and who is selling. This is not legal advice. Please discuss your situation with your own attorney before you list.
“As-Is”: What It Does and Does Not Mean
As-is" does not mean "no inspection" and it does not mean "no negotiating." Here is what the phrase really means in Washington.
The quick take
As-is generally means the seller does not plan to make repairs or give credits. It does not stop you from inspecting the home, and it does not erase the seller’s disclosure duties. It does mean you take the home in its current condition.
What "as-is" usually means
When a listing says "as-is," the seller is telling you they do not plan to make repairs or give credits for the condition of the home. You are buying it the way it stands today, and any work that comes up after that is yours to handle.
What it does not mean
• It does not mean you cannot inspect. You can still hire an inspector, and we generally recommend it.
• It does not necessarily mean you cannot negotiate. A seller may still agree to a price change after you learn what is wrong, especially if the home would otherwise go back on the market.
• It does not automatically cancel the seller’s legal duties. In Washington, most residential sellers must provide a Seller Disclosure Statement, known as Form 17.
The seller disclosure still matters
Form 17 asks the seller to answer questions about the property, such as roof, plumbing, and known defects. Some sellers are exempt, such as estate sales, bank-owned properties, trustees, and some new construction. Exempt sellers may still provide a disclosure voluntarily. When a disclosure is required and the buyer receives it, the buyer generally has three business days to rescind the agreement. Details depend on the contract, so review the timing with your agent.
Keep in mind that Form 17 only covers what the seller knows. It does not replace an inspection.
Washington is a "buyer beware" state
Buyers of resale homes generally do not get a warranty from the seller, and it can be hard to hold a seller responsible for a defect unless they misrepresented it. That is why inspection matters, and why waiving an inspection can leave you with limited recourse if something turns up later.
From our experience
We have seen as-is homes that were true opportunities, and others where the inspection found problems that changed the buyer’s plan. Buyers who budgeted for surprises, and who knew their walk-away number before they wrote an offer, were the most comfortable either way.
If you are buying an as-is home
• Inspect the home, and consider specialists such as a sewer scope or a roof or foundation expert if the inspector suggests it.
• Read the seller disclosure carefully, if there is one, and note the three-day window.
• Set aside a repair budget before you offer, and decide what you will do if the number is higher than expected.
• Ask us about the home’s history and about nearby sales.
If you are selling as-is
Selling as-is can simplify things when you do not want to manage repairs, and it can attract buyers who are comfortable with projects. It works best when the price reflects the condition. A pre-listing inspection can help you set expectations, and your agent can walk you through your disclosure duties.
Want the full list of terms?
See our plain-English glossary of real estate terms: www.kellyazzarello.com/jargon
Questions? We are glad to help.
If any of this raises a question about your own situation, reach out. If you need an answer faster, call and we will talk it through.
Sources and credits
We looked to NWMLS first and then Compass. Neither publishes a plain-language definition of this term, so the points above draw on the sources below, in our own words. General information only, not legal or financial advice. Confirm current details with your agent or lender, since forms and rules change.
Madrona Group, What Is Form 17 in Washington
Real Estate Speak, Decoded: Start Here
New to real estate language? Start here. Kelly Azzarello Real Estate explains the terms, the process and the risks in plain English.
Unless you’re part of the real estate industry, or your family is, chances are there is a lot of terminology that is not familiar.
A big part of the value we provide our clients is explaining the words, the process, and the risks and rewards available in the real estate arena.
This series will walk you through not only the terms, but some stories behind what we’ve learned from our experiences in the business.
If you have any questions or suggestions, let us know and we’ll figure it out.
But if you need an answer faster, reach out and we’ll have a conversation about it.