Should I get a pre-listing inspection before selling my Colorado Springs home?

It depends on the home's age and on what the house is telling you. For an older home, or one with signs of past problems such as drywall patches, rust, or water stains near the furnace and water heater, a pre-listing inspection lets you solve problems before a buyer finds them. For a newer home where everything looks in order, I usually don't recommend one. If you do get one, be ready to share the report, say what you fixed and what you didn't, and get quotes for the rest so you're prepared to negotiate.

Start with the age of the home and the context clues

The age of the home is the first factor, but it isn't the only one. When I walk through a house, I look for context clues about what has happened in it:

• Patches in the drywall, which can point to past leaks or repairs.
• The utility or mechanical closet. Rust or water around the water heater or furnace is worth a closer look.
• The major systems, to get a sense of their age and condition.

You can't tell everything from a walk-through. That's why an honest conversation with your real estate professional matters. The goal is to solve problems before they become problems, rather than discovering them in the middle of a contract.

When it makes sense, and when it doesn't

• Usually worth it: older homes, homes with visible warning signs, homes with deferred maintenance, and sellers planning to sell as-is who need to know how much to discount. If you have plenty of equity but limited cash, the inspection and repair estimates show you what you're working with before you set a price.
• Usually not worth it: a newer home where everything looks in order. A buyer will do their own inspection anyway, and the cost and time may not change your plan.

What a pre-listing inspection is, and isn't

A home inspection is a visual inspection that documents the condition of the home on the day of the inspection. It isn't a guarantee, and inspectors say so in their agreements. Hidden problems can still exist, and a buyer will almost always hire their own inspector under the purchase contract.

Colorado doesn't license home inspectors, so there's no state standard for who can do the work. That makes referrals especially important. Ask about training and certifications, insurance, sample reports, and reviews, and consider add-ons common here, such as a radon test and a sewer scope.

The inspectors I recommend prefer not to read a previous inspection report before they inspect. They do their own inspection first and compare afterward, so an earlier report doesn't cloud their judgment. If you're a buyer, that's worth knowing too.

Once you know, you disclose

A pre-listing inspection has one trade-off sellers should understand going in. In Colorado, you complete the Seller's Property Disclosure to your current actual knowledge, and the standard purchase contract requires you to disclose known adverse material facts. Once an inspection shows you a problem, you know about it, whether or not you fix it. Plan to disclose what you learn. For specific questions about disclosure, a Colorado real estate attorney is the right person to ask.

Be ready to share it

In my experience, buyers ask whether a seller had a pre-inspection, and a seller should be prepared to provide it. It's a two-way street.

I've seen this from the buyer's side. My clients loved a home, and the listing agent told me the sellers had taken care of everything from a previous inspection. When we asked for that inspection, they wouldn't give it to us. All it did was create doubt and reduce my buyers' confidence in the house.

If you have a pre-listing inspection, be ready to share it and to say plainly what you addressed and what you didn't. Buyers want to see what's been done and by whom, so keep invoices and contractor names with the report.

Get quotes for what you didn't fix

For anything the inspection found that you chose not to fix, I recommend getting quotes, depending on how significant the item is. That's what I do as a real estate professional.

Having quotes doesn't mean you have to sell as-is or discount your price. It prepares you for negotiations: when a buyer raises an item, you already know what it costs, and the conversation stays grounded in real numbers. Every seller also has a limit on what they're willing to invest in the home, and quotes help you decide where that line is. See what to repair before selling and what not to fix.

A Colorado Springs note on records

Alongside the report, gather the paperwork buyers will ask about: receipts, warranties, roof and insurance claim records, radon test results, and permits. You can look up the home's permit history through the Pikes Peak Regional Building Department. Work that was permitted and closed out is easier to stand behind. If the roof is a question, see whether to replace your roof before selling.

A simple way to decide

• If the home is newer and shows no warning signs, skip the pre-inspection and focus on presentation.
• If the home is older or shows context clues, get one, so you can fix, quote, or price in what it finds.
• If you plan to sell as-is, get one, along with estimates, so you know how much to discount.
• If you get one, be ready to share it, say what you addressed and what you didn't, and have quotes for the rest.

What could change the answer

• The age and condition of the home. Older homes and visible warning signs make an inspection more valuable.
• Your strategy. An as-is sale depends on knowing what you're pricing in.
• Your cash versus your equity. Limited cash makes estimates more important for setting the price.
• The buyers you expect. VA and FHA appraisals look for a safe, sound home, so known issues are better addressed early.
• What the inspection finds. A major issue can change your price, timeline, or repair plan.

When to talk with a professional

A real estate professional can help you read the context clues and decide whether an inspection is worth it. A home inspector, chosen by referral, can document the home's condition. Licensed contractors can give you quotes for what the inspection finds. For questions about what you need to disclose, talk with a Colorado real estate attorney.

Sources

• Colorado Division of Real Estate, Seller's Property Disclosure (Residential), SPD19: https://dre.colorado.gov/sites/dre/files/documents/Seller%27s%20Property%20Disclosure%20%28Residential%29%20CLEAN.pdf
• Colorado Division of Real Estate, Contract to Buy and Sell Real Estate (Residential), CBS1, mandatory January 1, 2026 (§10.2 adverse material facts; §10.3 buyer's inspection rights): https://dre.colorado.gov/sites/dre/files/documents/Contract%20to%20Buy%20and%20Sell%20Real%20Estate%20(Residential)%20V2%20(fillable)_for%20use%20on%20or%20after%20January%201,%202026.pdf
• Colorado Department of Public Health and Environment, Radon and real estate: https://cdphe.colorado.gov/radon-and-real-estate
• Pikes Peak Regional Building Department, Permit Search: https://www.pprbd.org/Search/Permit