A pre-listing inspection gives you the same detailed report a buyer would receive — so you can fix what matters, price your home accurately, and close without surprises derailing the deal.
In a competitive DFW market, buyers who find unexpected issues in their inspection report do one of three things: renegotiate the price, request costly repairs, or walk away from the contract entirely. A pre-listing inspection removes that leverage before they ever have it.
When you know exactly what's in your home, you're negotiating from facts — not uncertainty. You can repair what makes sense, disclose what you won't fix, and price your home to reflect its actual condition.
The same issue plays out very differently depending on when it's discovered.
You discover the HVAC needs work before buyers ever step foot in the house. You shop around, hire a trusted contractor for $800, and list your home at top dollar. The repair is done on your terms, and your asking price is protected.
The buyer’s inspector finds the exact same HVAC issue. Feeling cornered, you're forced to negotiate. The buyer demands a $3,000 credit to keep the deal from falling apart, and you eventually settle for $1,500. You just lost money you didn't have to.
A major issue spooks the buyer right before closing, and they walk away. Your home goes back on the market with a "tainted" history, forcing you to lower the price. Meanwhile, you're bleeding money on carrying costs, and the purchase of your next home is suddenly at risk.
Our pre-listing inspection covers every major system and component a buyer's inspector would evaluate — the same scope, the same thoroughness, the same report format. The only difference is you see it first.
These four services are included with every pre-listing inspection — so you see the full picture before the buyer does.
Infrared scanning reveals hidden moisture behind walls, missing insulation, and electrical hot spots that a visual inspection alone would miss. Buyers' inspectors use these — you should see it first. Included free.
An official TDA-licensed wood destroying insect inspection — the same report required by VA and most lenders. If there's any WDI activity in the home, knowing before listing gives you time to treat and document it. Included free.
DFW's expansive clay soils mean foundation movement is common — and commonly misunderstood by buyers. Knowing your foundation's elevation profile before listing lets you address concerns proactively or provide documentation that puts buyers at ease. Included free.
Broken heads, stuck valves, and failed backflow preventers are common findings that look worse in a buyer's report than they actually are. Knowing about them in advance means a quick fix instead of a negotiating point. Included free.
The same guarantees that protect buyers protect you. Every pre-listing inspection carries the full Guardian commitment.
Your full report is in your inbox the same day as your inspection — before 10 PM. Start reviewing findings and planning repairs immediately.
If a licensed contractor identifies a defect within 90 days that was visible and accessible during the inspection, we'll return and re-inspect at no charge.
Questions about a finding? Call or text us. We'll explain every item in the report until you and your agent understand exactly what you're dealing with — free, for as long as you need.
Our TDA-licensed WDI report is backed by a warranty — if active wood-destroying insects are found after a clean report, we make it right at no cost to you.
Most sellers are surprised at how quickly they can go from inspection to ready-to-list.
Instant pricing and real-time availability. Schedule before you list — or during prep. No phone call required.
Typically 2.5–4 hours. We evaluate everything — the same way a buyer's inspector would — and document every finding with photos.
Your detailed report arrives the same day. Review findings with your agent, prioritize what to repair, get contractor quotes on your timeline — and list with confidence.
A pre-listing inspection is the same thorough inspection a buyer would order — you're simply getting to see it first. Pricing is based on your home's square footage and age, with instant pricing available online.
Every inspection includes thermal imaging, WDI report, foundation elevation, irrigation inspection, WDI warranty, and homeowners guide — all at no extra charge.
See My Exact PricePre-Listing Inspection
Starting At
$450
Homes under 2,000 sq ft / under 20 years
See My Exact Price →Book your pre-listing inspection today — know exactly what you're selling before the first showing.
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