Dear Dave,

We will soon be selling our home and looking to downsize. We’ve lived here almost 15 years and are the second owners. We’ve taken good care of the home and have kept up with regular maintenance and repairs over the years. Our home was built in 1976, so while it’s older, we feel it’s in solid shape. A friend recently suggested we consider a pre-sale inspection. What’s your take on that? Is it worth it?

– Dwight, Grand Junction

Dear Dwight,

First off, congratulations on preparing to take the next step! It sounds like you’ve taken great care of your home, which is something buyers will definitely appreciate.

As for your question—your friend isn’t wrong. A pre-sale inspection can be a smart move, especially with a home built in the 1970s. While you’ve done a great job maintaining the home, age alone can introduce concerns for today’s buyers, who are often looking for homes that feel “move-in ready.”

Here’s What a Pre-Sale Inspection Can Do for You:

1. Identify deal killers early. A home inspection done before you list gives you the opportunity to uncover and address any major issues that might scare a buyer off once you’re under contract. If there’s an expensive or high-risk repair lurking—say something with the foundation, roof, or electrical—you can fix it ahead of time or disclose it and price accordingly.
2. Reduce surprises. Once your home is under contract, emotions and expectations tend to ramp up. Buyers become hyper-focused on every inspection finding, and even small issues can feel big—especially if they weren’t expecting them. If you’ve already had an inspection, you’re walking into negotiations with a clearer understanding of your home’s condition—and that gives you an edge.
3. Increase buyer confidence. When you can hand over a recent inspection report and a list of completed repairs, it shows buyers that you’ve taken your role as a seller seriously. That kind of transparency can go a long way toward building trust and helping the deal stay together all the way to closing.

At the Very Least, Consider These:

• HVAC Check-Up: Have your heating and cooling system serviced and documented by a licensed professional. Buyers love to see receipts and clean bills of health, and it’s one less thing an inspector can flag.
• Roof Inspection: Roof concerns are common inspection issues. Most roofers offer free inspections and will let you know whether it’s time to plan for replacement or if it still has good life left.
• Septic System (if applicable): If you’re on a septic system, have it pumped and inspected before listing. It’s proactive maintenance, and it prevents last-minute surprises that could delay or derail a deal.

So, Should You Get One?

If you have any concerns about a hidden issue, or if you simply want to go into the process with confidence, I’d say yes. A $300–$400 investment could save you thousands down the road or keep your sale from falling apart over something preventable.

And if you want a trusted recommendation, I’d be happy to connect you with a few inspectors I know and trust.

– Dave Kimbrough
The Kimbrough Team – RE/MAX 4000

Have a question? Ask Dave!
?? dave@thekimbroughteam.com