For Home Sellers & Listing Agents

Take Back Control
of Your Escrow.

Don't let the buyer's inspector dictate your sale price. A Coastal Shield Pre-Listing Inspection helps you identify deal-killers early, price your home strategically, and eliminate stressful last-minute negotiations.

InterNACHI®

Certified Inspector

Santa Barbara Home Inspector evaluating a crawlspace and foundation

400+

Data Points

Checked per home

The Inspection Scope

What Exactly Do We Check?

Our pre-listing inspection is the exact same rigorous, 400+ point escrow inspection that a buyer would hire us for. We evaluate the property from roof to foundation so you have the complete, unfiltered picture of your home's condition.

✓ Roof & Attic: Evaluating tile underlayment, flashing, and moisture. Learn more about our roof inspections.
✓ Plumbing & Sewer: Checking for leaks and galvanized pipe corrosion. We highly recommend adding a Sewer Lateral Scope for older Santa Barbara homes.
✓ Electrical Systems: Identifying uninsurable panels (like Zinsco or FPE) and modern safety hazards.
✓ Exterior & Drainage: Assessing stucco integrity and hillside water management to prevent mold and moisture intrusion.
✓ Foundation & Crawlspace: Inspecting structural supports, seismic bolting, and looking for hidden dry rot or standing water.

Strategic Repairs

What Should I Actually Fix?

You don't have to fix everything we find. The goal of a pre-listing inspection is awareness and leverage. Here is a local trade expert's guide on how to strategically handle your inspection findings to maximize your net profit.

The "Deal Killers" (Fix Them)

These are the structural and safety hazards that will stop a bank from lending, block the buyer from getting home insurance, or completely terrify a first-time homebuyer. By addressing these critical items before listing, you eliminate the buyer's ability to demand an exorbitant credit for a repair you could have managed cheaper yourself.

✕ Active Roof Leaks: A leaking roof makes a home uninsurable. Fix slipped tiles and dead underlayment.
✕ Fire Hazards: Replace outdated, uninsurable panels like Zinsco or Federal Pacific so they don't derail the appraisal.
✕ Sewer Line Collapses: Clear roots or line broken clay pipes so the plumbing actually functions reliably.
✕ Active Moisture & Mold: Fix the source of the water intrusion. Nothing kills a high-end escrow faster than the word "mold."

The "Leave Its" (Just Disclose)

You do not need to renovate your house to sell it at top dollar. Buyers expect a lived-in home to have normal wear and tear. Simply disclose these items objectively on your Seller Property Questionnaire (SPQ). Once they are disclosed upfront, the buyer cannot legally use them as leverage to renegotiate the price during escrow.

✓ Aging but Functional HVAC: If the 15-year-old furnace still heats the house safely, leave it alone.
✓ Cosmetic Wear & Tear: Peeling exterior paint, cracked driveway concrete, or dated tile. Let the buyer customize it.
✓ Old Working Appliances: A noisy 10-year-old dishwasher is a standard disclosure item, not an emergency repair.
✓ Code Updates on Older Homes: Missing modern GFCI outlets in an un-remodeled 1960s home are normal and easily disclosed.

📋 Preparing for Your Inspection

To ensure your inspection goes smoothly, we need clear access to the electrical panel, attic hatch, and water heater. Avoid delays by reviewing our free checklist before we arrive.

Read the Prep Guide

California Law

The "Disclosure" Elephant in the Room

Many sellers are afraid to get a pre-listing inspection because in California, once you know about a defect, you are legally required to disclose it to the buyer on your Transfer Disclosure Statement (TDS) and Seller Property Questionnaire (SPQ).

This is actually your biggest advantage.

If a buyer discovers a bad roof on their own during escrow, they will panic and demand a massive price reduction. But if you disclose the bad roof upfront before they ever make an offer, the defect is already "baked in" to their offer price. They cannot legally use it to demand a discount later.

Seller Inspection FAQs

Common questions about getting your Santa Barbara home inspected before listing.

If I find a problem during a pre-listing inspection, do I have to disclose it?

Yes. Under California law, sellers must disclose all known material facts affecting the property's value. However, disclosing a known issue upfront prevents the buyer from using it to demand a massive price reduction or credit later in the escrow process.

Do I have to fix everything the inspector finds?

No. The goal of a pre-listing inspection is awareness. You can choose to fix major 'deal-killers' like safety hazards or active leaks, and simply disclose cosmetic or minor maintenance items to the buyer so they are factored into the initial offer.

Should I share the inspection report with potential buyers?

Absolutely. Leaving a clean, professional Coastal Shield inspection report on the counter during open houses builds immense trust. It signals that you are an honest seller and often encourages buyers to waive their own inspection contingencies.

Does a pre-listing inspection cost the same as a normal inspection?

Yes. We perform the exact same rigorous, roof-to-foundation evaluation whether you are the buyer or the seller. You can view our transparent size-based pricing on our pricing page.

Take Back Control of Your Escrow.