Rod Inspects · In Business Since 2002
Seller Pre-Listing Home Inspection in San Antonio, TX
A pre-listing home inspection is a full home inspection performed for the seller before a San Antonio home goes on the market, so you learn what a buyer's inspector is likely to find while you still have time to repair, get repair estimates, disclose and price accordingly. Rod Inspects inspects your home exactly the way a buyer's inspector would.
What Is a Pre-Listing Inspection, and What Does It Cover?
It is the same full inspection a buyer would order, done for you first. A licensed Rod Inspects inspector evaluates the roof and attic, structure and foundation, electrical service and panel, plumbing, heating and cooling, insulation and ventilation, and the visible interior and exterior, to the TREC Standards of Practice.
You get a written report with photographs. The report is yours to use however you choose: repair what makes sense, get contractor estimates on the rest, or simply know, so nothing raised during the buyer's option period comes as a surprise.
Why Should San Antonio Sellers Inspect Before Listing?
Because the worst time to learn what is wrong with your house is after you have accepted an offer.
A Texas option period runs days, not weeks. When a buyer's inspector finds a foundation concern or a roof issue, you do not have time to gather three estimates and make a calm decision. You have time to react. Sellers who already hold a report and a written estimate negotiate from a position. Sellers who don't negotiate from surprise.
Going first also lets you:
- Fix small items, like missing GFCI protection or a dripping trap, before they pile up on a buyer's repair list
- Hand a buyer a real contractor estimate instead of letting them imagine a number
- Price the home with the facts already in hand
- Schedule contractors on your timeline, not the buyer's
What Does a Pre-Listing Inspection Usually Find in San Antonio?
- Foundation movement. Much of the area sits on expansive clay that moves with moisture. Before spending money on structural repair, find out what is driving the movement; very often it is drainage, grading or downspouts discharging at the slab.
- HVAC at the end of a hard season. Systems in San Antonio attics run at capacity for months. Condensate drains, emergency pans and duct connections are common findings.
- Roofs after hail and storms. Damaged or poorly repaired shingles, flashing and vent boots are easy to miss from the ground.
- Older plumbing. Older San Antonio homes may still have original drain lines, and an inspector reports on how the plumbing performs and any visible evidence of leaks.
- Newer homes, too. A few-year-old home in Schertz, Cibolo or New Braunfels can still carry grading, attic insulation and window-sealing issues that a buyer's inspector will note.
Using infrared thermal technology, Rod Inspects can also identify surface temperature patterns that may indicate hidden moisture or missing insulation. Learn more about infrared thermal inspections.
Does a Pre-Listing Inspection Affect What I Have to Disclose in Texas?
Texas requires most residential sellers to provide a Seller's Disclosure Notice covering known conditions (Texas Property Code §5.008). What a report means for your own disclosure is a question for your real estate agent or a real estate attorney. Ask them directly before you list.
Weigh the alternative honestly, though. The buyer's inspector will still look at the house. The only question is whether you learn about it first, with time to act, or during the option period, with the clock running.
Selling on PCS Orders?
Then a pre-listing inspection matters even more, because your timeline isn't negotiable. Military sellers often list on a fixed date and manage part of the sale from a new duty station. A report you commissioned yourself, with photographs, is far easier to make decisions from than a buyer's repair list arriving on a deadline. Rod Inspects is veteran-owned and understands how hard a fixed move date can be.
Why Do San Antonio Sellers Choose Rod Inspects?
- Reviews from San Antonio clients (read them)
- TREC License #6291 PI, with three licensed inspectors on the team (meet the team)
- Infrared thermal technology
- Plain-English explanations: we tell you which findings matter and which are routine maintenance.
“My experience with Rod Inspects was excellent. Tyler was professional and very thorough. His findings were discussed in great detail in an easy to understand manner.”
Pam
Who Is Rod Inspects?
Rod Inspects is a San Antonio, Texas home inspection company in business since 2002, led by Rod Stewardson, TREC License #6291 PI. Its three licensed inspectors, Rod Stewardson, Derek Saari and Tyler Stewardson, perform pre-listing seller inspections across San Antonio, New Braunfels, Schertz, Cibolo, Seguin, San Marcos, McQueeney, Hollywood Park and Alamo Heights, with infrared thermal technology.
What Do San Antonio Sellers Ask About Pre-Listing Inspections?
What is a pre-listing home inspection?
A pre-listing inspection is a full home inspection done for the seller before the home goes on the market. It covers the same systems a buyer's inspector will check, so you can repair, get repair estimates or price the home before an offer comes in.
How far ahead of listing should I schedule a pre-listing inspection?
Far enough ahead to act on the report. Giving yourself a few weeks before the listing date leaves time to get contractor estimates and complete repairs on your own schedule.
Do I have to fix everything a pre-listing inspection finds?
No. A report is information, not a work order. Most sellers handle safety items and inexpensive repairs, get estimates on larger items, and price the home with the rest in mind.
Will the buyer still order their own inspection?
Almost always. Your inspection is preparation, not a substitute. When the buyer's inspector finds what yours already found and you already hold a written estimate, the conversation is about a number instead of uncertainty.
Should I repair foundation movement before listing?
Not before you know what is causing it. In San Antonio, foundation movement is often driven by drainage or soil moisture, and repairs that ignore the cause may not solve the problem. Inspect first, then decide whether a structural engineer's evaluation is warranted.
What areas does Rod Inspects serve for seller inspections?
Rod Inspects serves San Antonio, New Braunfels, Schertz, Cibolo, Seguin, San Marcos, McQueeney, Hollywood Park and Alamo Heights.
Ready to Find Out What You Are Selling?
Schedule your pre-listing inspection online or call us. The earlier you book, the more options you have.