Pre-Listing Home Inspections for Colorado Sellers

A seller-focused inspection that puts you in control

I take the same calm, methodical approach to pre-listing inspections that I bring to every inspection — evaluating what matters, noting what's typical for a home's age and location, and helping you understand the difference between items worth addressing before listing and those that are simply part of ownership.

Most homes, especially in Colorado, will have some issues. The purpose of this inspection is clarity and preparation, not alarm. Knowing what's there before buyers do gives you options — repair it, price accordingly, or disclose transparently. All three are valid strategies. This inspection helps you choose wisely.

You don't need a listing agent to get started.

If you're thinking about selling — even if you're months away from listing — a pre-listing inspection is something you can do entirely on your own terms, on your own timeline. No agent required. Many homeowners find it valuable to know their home's condition before those conversations even begin. It helps you walk into the listing process informed, rather than reactive.

What’s included in a pre-listing inspection

Your pre-listing inspection covers the major, accessible components of the home, including:

• Roof coverings and visible roof components

• Exterior walls, siding, grading, drainage, decks, balconies, and patios

• Foundation, structure, and visible framing

• Electrical systems

• Plumbing systems

• Heating and cooling systems

• Attic, insulation, and ventilation (where accessible)

• Interior walls, ceilings, floors, windows, and doors

• Built-in appliances

All findings are documented in a clear, photo-rich Spectora inspection report that’s easy to review, share, and reference during the buying process.

Pricing

Pricing starts at $350 for homes up to 1,500 sq ft. Final pricing varies based on square footage, home age, and travel. Radon testing and sewer scope inspections are available as add-ons — priced separately. Contact me for a quick quote. — I typically respond same day.

Optional add-on inspection services

Radon Testing
A buyer's inspector will almost certainly recommend radon testing — and if levels come back at or above 4.0 pCi/L, buyers routinely request the seller cover mitigation costs before closing. Colorado law requires sellers to disclose any known radon test results, so getting ahead of it now gives you options. Testing before you list means no surprises, no last-minute negotiating pressure, and no repair credit coming out of your proceeds.

Sewer Scope Inspection (Public Sewer Only)
Sewer scope inspections are an increasingly common request during the buyer's inspection period. The underground sewer line from your home to the main connection is invisible during a standard inspection, but issues like root intrusion, line deterioration, or bellying can become expensive repair demands under contract. Getting a scope done before you list means you know what's there, you can address it on your own terms, and you remove one of the more common last-minute negotiating leverage points buyers use.

What sellers and agents can expect

• Straightforward explanations in plain language

• Clear photos and concise descriptions

• Observations grounded in real-world building experience

• Familiarity with Colorado homes, climate, and mountain conditions

• A balanced approach focused on understanding the home

• Time for questions—during and after the inspection

Whether you're listing a longtime family home, an investment property, or navigating a complex transaction, my role is to give you the clearest possible picture of your home's condition — so you can move forward with confidence.