Pre-Listing Consultations
Know what the buyer’s inspector will find — and decide what to do about it before you list.
Control the Negotiation, Don’t React to It.
Most sellers lose thousands in negotiations over issues that would have cost a few hundred dollars to address before listing. The problem isn’t the issues themselves — it’s the surprise. When a buyer’s inspector finds something you didn’t know about, you’re on the defensive. You’re reacting instead of leading.
A pre-listing consultation flips that dynamic. I walk your property before you go to market and tell you exactly what’s going to come up — so you can fix what makes sense, disclose what doesn’t, and go into negotiations with no surprises.
This Isn’t a Standard Pre-Listing Inspection
Most pre-listing inspections hand you a 50-page report listing everything that’s wrong with your house. That’s not helpful — it just gives you a longer list of things to worry about.
Our Strategic Approach
My approach is different. I focus on three questions:
What will the buyer’s inspector flag? Not everything that’s imperfect — just the things that actually show up in inspection reports and create negotiation issues.
What will trigger buyer fear? Some issues look scary but aren’t. Others seem minor but make buyers panic. Knowing the difference saves you money.
What’s actually worth fixing? Some $200 repairs prevent $5,000 credit requests. Others aren’t worth touching. I tell you which is which.
What’s Included in Your Consultation
Property Walk-Through
I inspect your property with one question in mind: what’s going to come up when the buyer’s inspector arrives? I look at structure, systems, exterior, and all the areas where issues typically surface.
Permit Research
I pull your property’s permit history to identify any unpermitted work before buyers or their agents do. About 40% of LA properties have something — better to know now than discover it mid-escrow.
Prioritized Recommendations
Not a list of everything wrong — a strategic breakdown of: Fix before listing (high ROI, removes negotiation leverage), Disclose but don’t fix (not worth the cost, just be upfront), and Leave alone (won’t affect negotiations).
Cost Context
For recommended repairs, I give you realistic cost ranges so you can weigh the investment against the likely negotiation impact.
Written Summary
A clear document you can share with your listing agent — or keep private. Your choice.
Who This Is For
Sellers Who Want to Control the Narrative
You’d rather know what’s coming and address it on your terms than react to a buyer’s inspection report.
Homes With History
Older properties, previous remodels, additions, converted spaces, or anything with permit questions. These are the properties where surprises are most common — and most expensive.
Investors Selling Rental Properties
You’ve been focused on cash flow, not cosmetics. This consultation identifies what buyers will actually push back on — so you can minimize credits without over-improving.
The Math: The ROI Isn’t Subtle
A pre-listing consultation costs a few hundred dollars. The average repair credit request in LA is $10,000–$15,000. Sellers who address the right issues before listing — often with $500–$1,000 in targeted repairs — routinely avoid five-figure negotiation hits.
Frequently Asked Questions
How is this different from a regular home inspection?
A home inspection lists everything that’s wrong. A pre-listing consultation tells you what matters, what doesn’t, and what to do about it. The focus is strategy, not just findings.
Will buyers see the report?
That’s your choice. The summary is for you. You decide whether to share it, use it privately, or just act on the recommendations without disclosing that you had a consultation.
How long does it take?
Most consultations take 1–2 hours on site, depending on property size. You’ll have the written summary within 24–48 hours.
What does it cost?
Consultations start at $400 for standard single-family homes. Contact me for larger properties or multi-unit buildings.
Ready to Sell Without Surprises?
Schedule a pre-listing consultation and find out exactly what’s coming — before the buyer’s inspector does.
Call: (626) 214-5929