Benefits Of A Pre-Inspection

Dear Phyllis,
I look forward to your real estate advice and have great respect for your knowledge.

After a long illness, my father passed, and I am the trustee of his estate. He has a home in La Crescenta to sell. He was very close to a woman he knew from church and in respect for that relationship I will be listing the home with her.

My dad’s house has not been updated in years; it’s not just remodeling – things like the roof and HVAC are old. It’s pretty evident just from looking at the house from the street. When I met with my dad’s friend, she suggested we get an inspection, which doesn’t make sense because the home needs major updating. Can you give me your thoughts on the benefits of a pre-inspection.
— SB
Dear SB,
First, let me say how sorry I am to hear about your father’s passing. I know how difficult it is to navigate a loved one’s estate, especially while carrying the responsibilities of being the trustee. Thank you for your kind words — I appreciate your trust and confidence in my experience.

I understand your situation regarding your father’s home in La Crescenta clearly. It’s thoughtful and admirable that you honor his relationship with his friend by listing the property with her. That said, your concern about whether a pre-inspection is necessary is a good one, and I’m glad you asked.

The home needs updating, and it’s evident from the street that the roof is old. So why bother? Because in my 30+ years selling homes in La Crescenta and La Cañada, I’ve sometimes seen buyers use their inspections to reopen negotiations — often aggressively. Even when a home is sold “as-is” buyers may request costly credits or repairs.

By doing a pre-inspection, you control the narrative. It allows you to anticipate and address objections from a position of strength. Even if you’re selling the property “as-is,” having the facts documented can prevent misunderstandings later. In short, while a pre-inspection might seem unnecessary for a home that clearly needs updating, it is a strategic tool to manage buyer expectations and avoid costly last-minute negotiations. I believe it’s well worth considering.

Warm regards.
Phyllis