Wondering if a pre-inspection is worth it before you list your San Antonio home? You want a smooth sale, fewer surprises, and a clean negotiation. In this guide, you’ll learn what a pre-inspection covers, how it affects Texas disclosures, realistic costs and timing, and when it makes sense in Bexar County. Let’s dive in.
What a pre-inspection covers
A general home inspection reviews the roof, exterior, structure, HVAC, plumbing, electrical, interior, and ventilation. Think of it as a tune-up that helps you spot issues before buyers do. Most buyers will still order their own inspection, so your pre-inspection is a planning and marketing tool, not a replacement.
Add-on inspections to consider
- Wood-destroying insect (WDI/termite) inspection is common in Texas and sometimes required by lenders. Licensed operators are regulated by the Texas Department of Agriculture.
- Roof-only inspection if the roof is older or shows wear.
- Sewer-scope for older lines or tree-heavy lots.
- HVAC service inspection or certification to verify cooling performance.
- Structural engineer evaluation if movement or cracks are suspected.
- Mold or moisture testing if you see staining or smell mustiness.
- Pool inspection for properties with a pool or spa.
Common San Antonio findings
- HVAC wear due to warm climate and long cooling seasons.
- Roof age, wind, and sun-related damage.
- Termites and other wood-destroying insects.
- Foundation movement linked to local soils in some areas.
- Older plumbing or electrical in vintage homes.
- Drainage or grading issues that push water toward the slab.
How it ties to Texas disclosure
Texas sellers must complete the TREC Seller’s Disclosure of Property Condition. A pre-inspection does not replace this form. It may change what you know about the home, which you must then disclose. You can review the TREC Seller’s Disclosure notice and instructions on the official site.
If your pre-inspection reveals defects, you should update your disclosure and decide how to handle repairs or credits. Keep in mind that repairs requiring permits should be completed with proper permits and final inspections. You can check permit needs with the City of San Antonio Development Services.
Lenders sometimes ask for a WDI report. You can get one in advance from a licensed operator regulated by the Texas Department of Agriculture.
- TREC Seller’s Disclosure: Official notice and form
- City permits: City of San Antonio Development Services
- Termite/WDI info: Texas Department of Agriculture
Pros and cons for sellers
Pros
- Better pricing accuracy when you know the true condition.
- Fewer renegotiations after the buyer’s inspection.
- Marketing edge with repair receipts and inspection summaries.
- Control over repair scope, contractors, and timing.
- Clearer disclosures that support an as-is strategy when needed.
Cons
- Upfront cost for inspections and any repairs.
- Revealed defects must be disclosed, which may deter some buyers.
- In very hot markets, a pre-inspection may be less necessary.
- Some buyers or lenders may still require more remediation.
Costs, timing, and picking an inspector
A general pre-listing inspection commonly runs about 300–600 dollars for an average single-family home. Local prices vary by home size, age, and scope. Industry pricing guides like HomeAdvisor provide typical ranges.
- WDI/termite: about 50–200 dollars
- Sewer-scope: about 100–400 dollars
- Structural engineer: about 300–1,500+ dollars
- Roof, HVAC service, or mold testing: often 75–600 dollars depending on depth
Plan to schedule your inspection about 4–6 weeks before going live. This gives you time to get bids, complete repairs, secure permits if needed, and organize receipts.
Choose inspectors with the right credentials and local experience. Look for E&O insurance and strong references. You can verify credentials through InterNACHI or the American Society of Home Inspectors and confirm WDI providers are licensed by the Texas Department of Agriculture.
- Inspector credentials: InterNACHI and ASHI
- Cost reference: HomeAdvisor
When a pre-inspection makes sense
A pre-inspection usually adds value if your home is older, shows deferred maintenance, or if you suspect issues with the roof, HVAC, termites, or foundation. It also helps if you want a faster closing, plan to make repairs, or expect buyer financing that could require a WDI or structural report.
It can be a lower priority for new construction, recently inspected properties, or in ultra-competitive markets where buyers commonly waive inspections. If you plan to sell strictly as-is without repairs, you still must disclose known defects.
Quick decision checklist
- How old are your roof, HVAC, plumbing, and electrical?
- Any past issues such as termite treatment, foundation work, or unpermitted repairs?
- Is speed of sale a top priority for you?
- Does your area attract cash or investor buyers who often buy as-is?
- Are you willing and able to fund repairs now to avoid later renegotiation?
- Have you discussed neighborhood dynamics with your listing agent?
To help you evaluate age and improvements, you can review property records through the Bexar County Appraisal District, and check local market trends through the San Antonio Board of Realtors.
- Property records: Bexar County Appraisal District
- Market data: San Antonio Board of Realtors
Steps if you’re moving forward
- Gather permits, receipts, warranties, and any prior inspection reports.
- Talk with your agent about the market and the right inspection scope.
- Get quotes from 2–3 qualified inspectors. Add a WDI and other focused inspections as needed.
- Schedule the inspection 4–6 weeks before listing day, adjusting for market speed.
- Request contractor bids for recommended repairs. Confirm permits with the City’s Development Services if needed.
- Complete repairs, collect receipts and permits, and update your TREC disclosure.
- Share inspection and repair documents with buyers or include them in your listing packet.
Pricing and negotiation after a pre-inspection
Once you have results, choose the strategy that best fits your timeline and budget:
- Repair priority items and show receipts.
- Price to reflect known issues and disclose them.
- Offer a credit or allowance so buyers handle work after closing.
- Sell as-is with full disclosure and the inspection report.
Your goal is to reduce surprises, make buyers confident, and keep the deal on track. A clear plan with documentation often leads to faster closings and cleaner negotiations.
Ready for local guidance?
If you are weighing a pre-inspection in San Antonio, you do not have to decide alone. As a veteran-led, hands-on listing advisor, I can help you evaluate timing, scope, and repair options, and connect you with licensed local pros. Start with a brief call to map your best path to market. Reach out to Scott Alexander for a Free Consultation.
FAQs
Should San Antonio home sellers get a pre-inspection?
- It often helps if your home is older, shows wear, or if you want fewer surprises and faster negotiations; in very hot markets, it may be less critical.
How much does a pre-inspection cost in Bexar County?
- A general inspection commonly runs about 300–600 dollars, with add-ons like WDI, sewer-scope, or structural reviews increasing the total depending on scope.
Do I have to share a pre-inspection with buyers in Texas?
- You must disclose known material defects on the TREC Seller’s Disclosure, and findings from a pre-inspection may need to be reflected in that disclosure.
Will buyers still order their own inspection if I pre-inspect?
- Yes, most buyers still hire their own inspector; your pre-inspection is mainly for planning, pricing, and building buyer confidence.
Are termite inspections required for Texas home sales?
- Lenders sometimes require a WDI report, and you can obtain one from a licensed operator regulated by the Texas Department of Agriculture.
When should I schedule a pre-inspection before listing?
- Aim for 4–6 weeks before your target list date to allow time for bids, repairs, permits, and documentation.
