Pre-Listing Home Inspections
Prepare for the Buyer’s Inspection Before You List
A pre-listing inspection gives sellers and agents an earlier view of visible property conditions. That extra time can support better planning, clearer disclosures, and fewer last-minute surprises once the home is under agreement.
Pre-listing inspection: $450. We confirm the property, requested services and appointment with you before booking.
What the Service Includes
Independent Property Review
TMK evaluates the home’s accessible systems and components using the same careful, photo-documented approach applied to buyer inspections.
Time to Plan
Learning about visible concerns before listing gives you time to gather information, obtain specialist opinions, or decide what to address.
A Useful Tool for Sellers and Agents
- A seller wants a clearer understanding of the home before setting expectations.
- The property is older, has deferred maintenance, or has undergone renovations.
- An agent wants fewer avoidable surprises during a short inspection contingency.
- The owner is preparing disclosures and wants independent information about visible conditions.
What a Pre-Listing Inspection Can and Cannot Do
A pre-listing inspection is not a repair estimate, appraisal, code-compliance certification, or guarantee that a buyer’s inspector will reach identical conclusions. It is a practical snapshot of accessible conditions that helps the seller prepare and decide what information to pursue next.
What You Receive
Photo-Rich Report
The report organizes visible findings with descriptions and supporting photos for easier review and planning.
Straightforward Explanations
We explain priorities without trying to sell repairs. TMK remains independent from contractors and remediation companies.
How to Prepare for Your Pre-Listing Inspection
- Clear access to the electrical panel, heating and cooling equipment, water heater, and attic or crawlspace entrances. Leave panel covers and equipment in place for the inspector.
- Discuss utilities and property access with your inspector ahead of time. Do not turn on equipment you believe may be unsafe or attempt repairs just to prepare for the inspection.
- Secure pets and arrange access to garages, outbuildings, and other areas included in the agreed inspection scope.
- Gather available maintenance records, repair receipts, and questions about the property so you can discuss them during the inspection.
Not sure what happens next? Our home inspection guide for buyers, sellers and agents walks through inspection day, reviewing the report, and organizing follow-up questions with your agent. It also explains how HomeGauge’s Create Request List feature can help buyers organize selected report items for discussion.
After reading the report, use our inspection follow-up checklist to separate observations, recommendations and unanswered questions. Prefer paper notes? Download the one-page follow-up planner (PDF) and discuss any proposed response with your listing agent. The worksheet does not send a request or establish repair obligations.
Submitting an inspection request does not confirm an appointment. Your inspector will confirm availability, the scope of services, and the final fee with you.
Frequently Asked Questions
When should I schedule a pre-listing inspection?
Schedule early enough to review the report and obtain any specialist opinions before photography, showings, or the buyer’s contingency period.
Do I have to repair everything in the report?
No. Repair and disclosure decisions belong to the seller in consultation with the listing agent and, when appropriate, legal counsel.
Will this replace the buyer’s inspection?
Usually not. Buyers may still hire their own inspector. A pre-listing inspection helps the seller prepare but does not control another party’s due diligence.
Will TMK provide repair costs?
TMK focuses on inspection findings and practical next steps rather than contractor pricing. Qualified contractors can provide project-specific proposals.
Can testing services be added?
Yes. Radon, WDI/termite, sewer scope, well, septic, water, and mold or air-quality services may be coordinated when appropriate and requested.
Serving Pennsylvania, Delaware & New Jersey
TMK serves buyers, sellers, homeowners, and real estate professionals throughout Philadelphia and nearby Pennsylvania suburbs, northern Delaware, and select South Jersey communities. New Jersey inspections are performed by Chris Burns, who is licensed and certified to inspect there.
Questions Before You Schedule?
Call or text Cainen: (610) 620-5857 · Tom: (484) 678-4464 · Chris: (215) 932-4487