A pre-listing home inspection can be worth it if you’re selling your Ontario home privately. It shows you problems before buyers find them, helps you decide what to fix or disclose, and supports your asking price. It costs money up front, though, and buyers may still book their own inspection.
When you sell without a full-service agent, you’re the one answering buyers’ questions about the roof, the furnace and that damp corner of the basement. A pre-listing inspection gives you real answers before the first showing. Here’s how to decide whether one makes sense for your sale.
What is a pre-listing home inspection?
A pre-listing inspection (sometimes called a seller’s inspection) is a home inspection you order yourself before your home goes on the market. It’s the same kind of visual, non-invasive inspection a buyer would usually arrange, but it happens on your schedule, and the report belongs to you.
Most buyers in Ontario still make their offer conditional on their own inspection. A pre-listing inspection doesn’t replace that. What it does is take some of the surprise out of the process, for you and for them.
What an inspector typically looks at
Every inspector works a little differently, so ask for a sample report before you book. A general home inspection usually covers the visible, accessible parts of the home, such as:
- Roof and exterior: shingles, flashing, eavestroughs and downspouts, siding or brick, windows, doors, decks and grading around the foundation.
- Structure and foundation: visible cracks, signs of movement, and the condition of the basement or crawl space.
- Water and moisture: signs of past or current leaks, staining, efflorescence on basement walls, and how water drains away from the house.
- Heating and cooling: the furnace or boiler, air conditioner, and the general condition of ductwork and vents.
- Plumbing: visible supply and drain lines, fixtures, the water heater and signs of leaks.
- Electrical: the panel, visible wiring, outlets and switches.
- Attic and insulation: ventilation, insulation and any signs of moisture or pests.
A standard inspection generally doesn’t open walls, move heavy furniture or test for things like mould, radon or asbestos unless you arrange a specialist. If the inspector flags something, they may recommend a follow-up from a qualified professional, such as a licensed electrician, a roofer or a licensed gas technician.
The pros of a pre-listing inspection
No surprises after you accept an offer
The most common reason sellers do one is to avoid surprises. If a buyer’s inspector finds a problem after you’ve accepted a conditional offer, you may face a request to renegotiate on short notice, or the deal may fall through. Knowing about issues in advance gives you time to think instead of reacting.
Time to fix things on your terms
With the report in hand, you can choose what to repair, get your own quotes and pick your own trades. Small items, like a loose handrail, a dripping tap or a blocked eavestrough, are often easy to deal with before you list.
A more confident asking price
If you know the furnace is newer and the roof is in good shape, you can price with confidence. If you know a big-ticket item needs work, you can factor that into your price rather than having a buyer use it as leverage later.
Something to show buyers
Some private sellers make the report available to serious buyers. It can show you’re being open about the home’s condition and help buyers feel more comfortable making an offer. Buyers and their agents will usually still want their own inspection, and that’s normal.
The cons to weigh
- It’s an up-front cost. Inspection fees vary by inspector, location and the size and age of your home, so get a few quotes. There’s no guarantee the inspection will change your sale price.
- Buyers may still inspect. Many buyers will book their own inspector regardless, so you may effectively be paying for a second inspection.
- Once you know about a problem, you know about it. An inspection can turn up issues you weren’t aware of. How you handle known issues, and what you may need to disclose, is a question for a real estate lawyer.
- Inspectors can miss or overstate things. An inspection is a snapshot of visible conditions on one day. It isn’t a warranty, and two inspectors can describe the same item differently.
Using the report: fix, price or disclose
Once you have the report, sort the findings into three groups:
- Quick fixes. Minor repairs and maintenance you can handle before listing. Keep receipts and invoices so you can show buyers the work was done.
- Bigger items you’ll repair. Get written quotes from qualified contractors. Completed work with paperwork tends to reassure buyers more than a promise to fix it later.
- Items you’ll leave as is. Some sellers choose to price a known issue into the home instead of fixing it. If you go this way, get a repair quote so you and buyers have a realistic idea of the cost.
Disclosure rules can be complicated, especially for issues that affect the structure, safety or use of the home. This post isn’t legal advice. If you’re unsure what you should tell buyers, or how to word it, talk to a real estate lawyer before you list.
How to choose a home inspector in Ontario
Ontario passed the Home Inspection Act, 2017, but according to the province’s e-Laws website the Act is not yet in force. That means you should check an inspector’s background yourself. Before you book, ask:
- What training, certifications or professional memberships do you hold?
- Do you carry errors and omissions and general liability insurance?
- Can I see a sample report?
- What’s included, what’s excluded, and will I get a written contract?
- Do you offer add-ons, such as a sewer line camera inspection or a thermal imaging scan, and are they worth it for my home?
Reading recent reviews and asking friends or neighbours for recommendations can also help. Try to attend the inspection so you can ask questions as the inspector goes.
Get your home ready for the MLS®
Once you’ve dealt with the inspection findings, it’s time to get buyers through the door. ListedBySeller.ca helps Ontario homeowners list on the MLS® and REALTOR.CA® without paying commission. Services start at $16.49/month (12-month package + HST).
Every package includes:
- A listing on REALTOR.CA® and 14 agent MLS® systems
- Upload 40 photos to REALTOR.CA®
- A fully featured property webpage and printable feature sheet
- Free unlimited open house postings on REALTOR.CA®
- A 24/7 live receptionist and automated REALTOR.CA® lead processing
- No fees for listing changes or cancellation of service
If your inspection report shows your home in good shape, great photos help buyers see it. Our photo services (each for up to 4,000 sq. ft.) include:
| Photo package | What’s included | Price |
|---|---|---|
| Photos Only | 30 professionally enhanced photos | $159.99 plus tax |
| Ultimate Package | Unlimited enhanced photos, premium cinematic video, Matterport 3D virtual tour | $259.99 plus Matterport fee and tax |
| Ultimate Package + Floor Plan | Everything in Ultimate, plus a floor plan with dimensions | $359.99 plus Matterport fee and tax |
Matterport 3D virtual tours include a 30-day free trial. After the trial, each tour auto-renews at $12.99 a month plus tax.
When the offers start coming in, our agreement preparation service ($199) has a licensed real estate professional structure your offer documents, including a provision to make the offer conditional on your lawyer’s approval. Free agreement templates are also available.
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FAQ
Do I have to get a home inspection to sell my home in Ontario?
A pre-listing inspection is a choice, not something every seller does. Many buyers make their offers conditional on their own inspection instead.
Will buyers still do their own inspection?
Often, yes. Buyers and their agents usually prefer an inspector they chose. Your report can still help by showing you’ve been open about the home’s condition.
Do I have to share my inspection report with buyers?
Whether and how to share it, and what you need to disclose about known issues, are questions to ask a real estate lawyer.
Are home inspectors licensed in Ontario?
The Home Inspection Act, 2017 was passed but is not yet in force, according to Ontario’s e-Laws. Check an inspector’s training, memberships, insurance and sample reports before you hire them.
Ready to list your Ontario home?
Know your home, price it with confidence and put it in front of buyers on the MLS®. Get started with ListedBySeller.ca today.
