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Why it can be a good idea to pre-inspect your home before listing

Published on 25 Aug 2025

Why it can be a good idea to pre-inspect your home before listing 

When preparing to sell a home, most sellers focus on the obvious: fresh paint, tidy gardens and setting the right asking price. However, there is another step in the preparation process that can save you money, protect your negotiating power and streamline your sale: a pre-inspection.

While it's common for buyers to request their own home inspection during the offer or due diligence period, sellers can gain a serious advantage by conducting their own inspection privately, ahead of time.

And no, this doesn’t mean you have to disclose every crack and drip immediately. In fact, doing it “quietly” gives you strategic control over how you respond and a heads up regarding required repairs which could lead buyers to lowball on price.

Lew Geffen Sotheby’s International Realty breaks down what this involves, why it matters and how to do it right and optimise the advantage.

What Is a Pre-Inspection?

A pre-inspection is when a seller hires a qualified home inspector to assess the condition of the property before listing it on the market. This is not mandatory, nor is it widely practiced in South Africa — but that’s exactly why it can give you an edge.

The inspector will typically assess:

  • Structural integrity (walls, roof, foundation)
  • Plumbing systems
  • Electrical systems and compliance
  • Damp or water ingress
  • Roofing and gutters
  • Drainage issues
  • Safety concerns or non-compliance (especially with older properties)

Unlike the buyer’s inspection, which can introduce friction and renegotiation, a seller’s pre-inspection is your private tool. It’s done on your terms, with no pressure to disclose findings unless legally required — and with the power to act on the results strategically.

Why It’s Smart

Here’s why a quiet pre-inspection makes sense for sellers:

1. Avoid Surprises That Can Kill Deals

The biggest reason buyers walk away is the sudden discovery of problems during their inspection. Structural cracks, illegal wiring, non-compliant geysers or rising damp can all raise red flags and when buyers find these after making an offer, they often do one of three things: pull out of the deal, demand a lower price or ask you to make urgent repairs under pressure.

A pre-inspection helps you avoid last-minute surprises and stay in control of the negotiation.

2. Price Your Home More Accurately

If your home needs repairs or has minor flaws, it’s better to know upfront. That way, you can either fix the issues yourself to justify a higher asking price or leave them as-is, but price the home realistically to reflect the condition and avoid haggling later

A property that’s correctly priced from the start is more likely to attract serious buyers and sell faster — especially in a market where buyers are value-conscious and cautious.

3. Speed Up the Sale Process

Delays in the transfer process are common. Banks can take weeks to approve home loans and deeds office backlogs are an ongoing issue so when a buyer’s inspection introduces new repairs or compliance issues mid-sale, the delays compound.

If you’ve already handled these concerns upfront, the transfer can move forward more smoothly — a win for both you and your buyer.

4. Reduce Legal Risk

While South African property law follows the principle of voetstoots (sold "as is"), sellers can still be held liable for latent defects they knew about and failed to disclose.

By conducting a pre-inspection, you’re putting yourself in a better legal position: you’ll know what issues exist, and you can make an informed decision about what to disclose or repair. It reduces the risk of legal battles down the line.

How to Do It Quietly — and Strategically

Now, the key phrase here is “quietly.” This doesn’t mean being dishonest — it means being strategic with the information. Here’s how to approach it:

  • Choose a Trusted Inspector: Hire a reputable, independent inspector with experience in your property type and ask for a detailed report.
  • Review the Findings: Once you receive the report, take your time. Some issues might be minor and inexpensive to fix, such as leaky taps, cracked tiles or chipped paint. Others could be more serious, like structural movement or outdated electrical systems. Not all issues need immediate disclosure, but you’ll now have the full picture, which puts you in the driver’s seat.
  • Decide What to Repair (and What to Leave): Tackle cost-effective, high-impact repairs first, especially ones that buyers are likely to spot during viewings (like visible damp or mould). For larger repairs, get quotes and weigh the cost versus the potential sale price increase.
  • Adjust Your Price or Disclosure as Needed: You’re not legally required to share the entire inspection report unless a buyer specifically asks for it, or unless you’re aware of material defects that must be disclosed. Use your findings to either repair and list the property as “move-in ready” or price it attractively and disclose known issues transparently to preempt buyer objections.

What Not to Do

  • Don’t hide major defects you know about. That could lead to legal trouble post-sale.
  • Don’t automatically publish the inspection report in your listing. It’s for your use first — not the buyer’s.
  • Don’t skip this step because it’s not the norm. The fact that most sellers don’t do this is exactly why you should. Especially if yours is an older home.

 

Selling your home is a business decision and like any smart business move, preparation is everything. A quiet pre-inspection gives you the information advantage, lets you price realistically and reduces the risk of unexpected problems derailing your sale.

It’s a small investment upfront that can lead to a faster, cleaner sale — and often, a higher price.

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