Full inspection and walkthrough
Pre-Listing Inspection for Denver Metro Sellers
Find out what the buyer's inspector will find before they do. Fix it, disclose it, or price for it, and keep the deal from falling apart at the objection deadline.
Older Denver homes carry the most pre-listing surprises
What it is, and why it matters here
Most Colorado deals that fall apart, fall apart after the inspection.
A pre-listing inspection is the same full inspection a buyer would order, done for you before the sign goes in the yard. You get the list first. Small items get fixed, big items get disclosed and priced in, and the buyer's inspection becomes a confirmation instead of a negotiation.
In the Denver metro that usually means knowing the status of the roof, the sewer lateral, the furnace and the foundation before a buyer with a tight deadline is looking at them for the first time.
Time on site
1.5–2hours
Same scope as a buyer inspection. Thermal imaging available.
Report
Within 48 hours
Shareable web report you can hand to buyers and their agents.
Objections avoided
Most
Known issues disclosed up front rarely become renegotiation items.
Disclosure
Colorado requires sellers to disclose known material defects. A pre-listing inspection makes the disclosure form easy and defensible.
How it works
Inspect, prioritize, then decide what to fix.
Justin goes through the findings with you and sorts them into fix-before-listing, disclose-and-price, and leave-alone.
Before listing
Within 48 hours
Report with prioritized findings
Before photos
Repairs done, receipts collected, report shared with your agent
- 1 Full inspection
Identical scope to a buyer inspection, including thermal imaging and attic and crawlspace entry.
- 2 Prioritized findings
Safety and big-ticket items first, cosmetic items last, with typical repair cost talked through.
- 3 Fix or disclose
Cheap fixes handled before listing. Larger items disclosed and reflected in price.
- 4 Share the report
Hand it to buyers up front. Confident sellers get cleaner offers.
Common findings
What sellers usually learn from a pre-listing inspection.
These are the items that most often derail a Denver metro deal when a buyer finds them first.
1
Roof at end of life
Hail bruising and granule loss that a buyer's inspector will call out. Better to have a roofer's quote in hand.
2
Sewer lateral issues
Roots and offsets in pre-1980 laterals. A scope before listing sets expectations.
3
Furnace and water heater age
Original equipment past service life is the most common repair request in the metro.
Pre-listing questions
Do I have to disclose what you find?
Known material defects, yes. That is exactly why sellers do this: disclosure is far cheaper than a failed contract.
Will buyers still get their own inspection?
Usually. But their inspector confirms what you already disclosed, which keeps negotiations short.
Can I share the report?
Yes. The web report has a shareable link. Many agents attach it to the listing.
Should I add a sewer scope?
For most metro homes, yes. Both are common buyer requests and cheap to know in advance.
How far ahead of listing?
Two to four weeks gives time for repairs before photos.
Do you do repair verification afterward?
Yes, as an add-on, with an updated report.
Listing soon? Know the house before the buyer does.
Open 7 days a week. Report within 48 hours.
Inspections performed by Justin Kast, A+ Home Inspections, LLC.