In all a pre listing inspection is liability waiting to happen. Boy, that sounded negative.

Yes, big or small, depending on the seller and there general attitude you may (and more than likely will) be held liable for anything you miss. They want to know anything that is wrong with there home before they get an offer.

A written explanation to that seller should be just as it should be to a buyer. We are there to help 'reduce' the risk (cost) in selling/buying a home.

As you know you can have ten inspectors come in to inspect a home. They will all (more than likely) word there findings slightly different but most of the inspectors will find most (maybe all) Major items. Some will find more (usually smaller items) but as the Wise one said (Jerry M) that small item could turn into a hundred or 2 before it is done.

Not that you are not going to do a lesser or greater inspection for a buyer or a seller but personally I charge more for a pre listing inspection and spend more time at that inspection (more technically exhaustive). Three small hundred dollar items could be the 300 you get for doing the inspection in the first place.

With a buyers inspection I write and explain to the buyers that I am there to find (for the most part) major concerns in the home and 'reduce' their risk (cash) in the home buying process. Dirty carpets, knicks in the wall, minor paint touch up, well this is a used home as in a used car, it has been lived in and there are normal wear items. A seller may not see it that way and when some one comes back and wants aged carpets replaced (not ripped, torn, badly stained) and such and you do not mention them they may come to you on these items.

Ted

Boy, I hear it coming already. I know I did not do a Jerry P explanation