A pre-listing inspection is not a cost — it is a transaction management tool. It converts unknown risk into known, priced risk. Unknown risk is what buyers negotiate against hardest. Known risk is already in the price before the first offer is written.
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Risk reduction — Items discovered by your inspector are disclosed on your terms. Items discovered by the buyer's inspector become leverage in the negotiation and a potential fall-through trigger.
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Asset value protection — A seller who finds a problem before listing controls the narrative, the timeline, and the cost of remediation. A seller who finds it during the buyer's inspection is reacting under pressure with no time to shop contractors.
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Offer quality lift — Buyers who have a pre-listing report in hand have less reason to use inspection as a renegotiation lever. Informational-only and waived inspections become rational, competitive positions. Your best offers get better.
Seller — Recommendations
Based on what you've told us
Specific suggestions to reduce fall-through risk and strengthen your position — based on what is checked and what remains open.
Seller — Honest Assessment
How the market sees this
Seller — Strategy
What are we going to do about it?
This does not guarantee an outcome. It gives you the best probability of reaching your goal — given what is real about this property and this market.
Session saved to Airtable
Use "Save session" in the bar above to save everything — risk inventory, mitigations, goals, and strategy — to the client record. Load it back on any device, or pull it into the Offer Analyzer when offers arrive.
Buyer
The first thing we think about is the day you sell it.
Most buyers think about moving in. Jane and I think about moving out — because what you buy today is what you will disclose, price, and market to a future buyer.
Buyer — Client Intake
Who are you and what are you looking for?
This becomes the foundation of every conversation — about the market, about specific properties, and about offers.
Client
Search criteria
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Priorities
Financing
Financial model — key inputs
What does this actually cost? This goes in the output so the client sees the full picture, not just the purchase price.
Timeline
Buyer — Market and Property Overview
What are we looking at — and what is the market doing?
Before we evaluate the property, understand the environment you are buying into.
Market context
Select a district to load market data.
Who else is in this market at this price
Select district to load buyer pool data.
Buyer — Risk Inventory
What does this transaction require you to understand?
Check everything that applies. Select all actions you are taking for each item.
Buyer — Honest Assessment
What are you actually buying?
Buyer — Your Position
What can you realistically put on the table?
Waiving the mortgage contingency while still financing means the buyer accepts full deposit forfeiture if financing collapses. Proof of funds to complete without a mortgage is what makes this position credible to a seller.
Offer Evaluation
How does this offer land?
"Remember when we first met? This is what we discussed. Now we have an offer — and this is where it is landing."