Seller & Pre-Listing Inspection

Selling a home can be a significant undertaking. Before putting a property on the market, homeowners can benefit from understanding the home's current condition and identifying observable deficiencies that could affect the sale.

A seller inspection, also known as a pre-listing inspection, provides the seller with an opportunity to have the property professionally inspected before listing it for sale. This can help identify issues that may otherwise be discovered later by a prospective buyer's inspector.

The Texas Real Estate Commission (TREC) Standards of Practice (SOP) apply to real estate inspections performed for a prospective buyer or seller of substantially completed one-to-four-family residential property. The same minimum TREC inspection requirements apply regardless of whether the client is the buyer or seller.

Frontline Inspections, PLLC performs seller and pre-listing inspections in accordance with the applicable TREC Standards of Practice.

A seller inspection is a comprehensive residential property inspection performed for the homeowner before or during the listing process.

The inspection provides a limited visual survey and basic performance evaluation of the home's accessible systems and components using normal controls. It is intended to provide information regarding the general condition of the residence at the time of the inspection.

A seller inspection is not intended to be a comprehensive investigation, destructive inspection, engineering evaluation, or determination of the cause of deficiencies.

The inspection addresses the systems and components required by the applicable TREC Standards of Practice, including, as applicable:

• Foundation
• Crawl spaces
• Slab and pier-and-beam foundations
• Structural framing
• Beams, joists, posts, and other accessible structural components
• Attic framing
• Visible indications of adverse foundation performance

• Roof covering
• Flashing
• Valleys
• Penetrations
• Skylights
• Vents
• Roof drainage components
• Accessible roof structure
• Observable roof deficiencies

Roof inspection methods and accessibility depend on the roof configuration, height, slope, weather, and other conditions present at the time of inspection.

• Exterior wall coverings
• Doors
• Windows
• Eaves and soffits
• Fascia
• Exterior trim
• Porches and balconies when within the applicable inspection scope
• Attached garages
• Drainage-related conditions
• Visible exterior deficiencies

• Service entrance and equipment
• Main and distribution panels
• Overcurrent protection
• Branch circuits
• Grounding and bonding components
• Receptacles
• Switches
• GFCI protection
• AFCI protection where applicable
• Accessible electrical components

• Water supply and distribution
• Fixtures and faucets
• Drain, waste, and vent systems
• Water heaters
• Accessible plumbing components
• Visible leaks
• Functional flow and drainage

• Heating equipment
• Cooling equipment
• Thermostats
• Distribution systems
• Accessible ductwork
• Condensate systems
• Accessible HVAC components

The inspection evaluates equipment using normal controls and within the requirements and limitations of the TREC SOP.

• Walls
• Ceilings
• Floors
• Doors
• Windows
• Stairways
• Guardrails and handrails
• Fireplaces and chimneys
• Attached garage areas
• Other applicable interior components

Accessible insulation and ventilation components are visually evaluated in accordance with the TREC inspection requirements.

Built-in appliances specifically identified within the TREC SOP are operated using normal controls when accessible and conditions permit.

A pre-listing inspection can provide a seller with information before a buyer's inspection occurs.

Identifying observable deficiencies in advance may give the seller an opportunity to:

• Address significant repairs before listing
• Obtain estimates from qualified contractors
• Correct safety-related deficiencies
• Reduce surprises during negotiations
• Better understand the property's condition
• Provide relevant inspection information to their real estate professional
• Make more informed decisions about preparing the property for sale

A seller inspection does not guarantee that a future buyer's inspection will produce identical findings. Different inspectors may observe different conditions, and property conditions can change over time.

The inspection standard does not change simply because the client is the seller.

TREC's SOP establishes minimum inspection requirements for inspections performed for prospective buyers or sellers.

A seller may therefore choose to have the same type of TREC residential inspection performed that a prospective buyer could obtain.

The primary difference is when and for whom the inspection is performed.

A seller inspection is completed before or during the marketing process, giving the homeowner an opportunity to understand the property's condition before a potential buyer conducts their own due diligence.

A TREC inspection is a limited visual survey and basic performance evaluation. It is not an exhaustive examination of the property.

The inspector is not required to inspect items that are buried, hidden, latent, or concealed. TREC also does not require destructive testing or specialized procedures such as environmental testing, elevation measurements, or destructive testing.

The inspection does not:

• Guarantee that every defect will be identified
• Determine the cause of every deficiency
• Determine future performance of systems or components
• Determine whether conditions are safe
• Provide repair-cost estimates
• Provide engineering or architectural services
• Determine the presence or absence of pests, termites, mold, asbestos, or other environmental conditions outside the scope of the SOP
• Inspect concealed or inaccessible conditions

Conditions that prevent inspection may result in a departure from the TREC SOP. When a required component cannot be inspected, the inspector is required to notify the client and document the reason in the inspection report.

A seller inspection is an inspection service and is not a substitute for any disclosures required by law or by a real estate contract.

The inspection report documents the inspector's observations and opinions regarding the condition of the property at the time of inspection. It does not create a guarantee or warranty concerning the property.

Sellers should discuss disclosure obligations with their real estate professional or attorney.

To help the inspection proceed efficiently, sellers should provide reasonable access to areas and components that will be inspected.

Before the inspection, consider:

• Providing access to electrical panels
• Providing access to water heaters and HVAC equipment
• Unlocking garages and other accessible areas
• Clearing access to attic and crawl-space entrances
• Removing personal belongings that obstruct inspection areas
• Ensuring utilities are connected and operating
• Providing keys or access devices necessary for inspection
• Making known areas of concern accessible to the inspector

The inspector is not required to move furnishings, personal property, or other significant obstacles to gain access to components.

TREC establishes minimum inspection requirements but does not prohibit an inspector from providing a higher level of inspection performance or inspecting additional components when the inspector is competent to do so.

When appropriate, Frontline Inspections, PLLC may offer additional inspection services or specialized inspection techniques beyond the minimum TREC requirements.

These may include services such as:

• Thermal imaging
• Pool and spa inspections
• Private water well inspections
• Landscape irrigation/sprinkler inspections
• Septic system inspections
• Wood-Destroying Insect inspections
• Additional specialized evaluations

Additional services are subject to their applicable standards, limitations, and licensing requirements.

A seller inspection gives homeowners an opportunity to approach the selling process with greater knowledge of their property's condition.

Rather than waiting for a prospective buyer to discover an issue during their due diligence, a pre-listing inspection can help identify observable conditions before the property goes on the market.

Frontline Inspections, PLLC provides professional seller and pre-listing inspections throughout the Greater Houston Area, with detailed reporting of observable deficiencies and applicable inspection limitations.

Serving the Greater Houston Area

Call or text 281-640-0101 to schedule your seller inspection or request a free inspection quote.