Pat Starnes Snippets: June 2017

FAQ ~ Do I Need a Home Inspection BEFORE I List My Home For Sale?

A home seller asked this question ~ "Should I get a home inspection before I place my house on the market?"

Family members shared with this client a horror story where someone they knew put a home up for sale. Once a contract was on the table, the inspector found major issues. The repairs were several thousand dollars, and the sale fell through.

Naturally this story frightened my soon-to-be client, and she wondered if she should have the home inspection pre-listing, or wait until she has a buyer. She was concerned the inspector would find "surprises" that might kill her salMagnifying glass on housee. What was she to do?

First, I assured her that we would address her concern. I explained the kind of issues the inspector would look for. I mentally ran down the list with the seller, top to bottom, from the roof, attic, air conditioning system, water heater, etc., and asked the age of each system, and had there been any problems.

Although the seller has lived in the house for 20 years, the roof was replaced several years ago. The a/c system is less than four years old. Had there been recent roof leaks? Are there leaky faucets, drain issues, etc?


In Mississippi, a detailed Property Condition Disclosure Statement is required by law to be completed by the seller of real estate when they are assisted by a duly licensed real estate agent. The seller must truthfully and accurately disclose any known defect in the property in writing, and a copy is to be provided to the prospective purchaser BEFORE the offer is submitted. 

If the purchaser does not receive the prepared Property Condition Disclosure Statement (PCDS) in writing before making their offer, they can rescind the offer within three days of receipt of the PCDS.

If the seller has any home inspection reports, they must be delivered to the purchaser. 

Obviously, if a seller obtains a written report prior to the sale, he/she should make all necessary repairs prior to placing the home on the market. Why find out what needs to be done if you aren't willing to make the repairs?

My advice to the seller? If you are concerned the inspector will find a problem, say a leaky roof, a broken window, or rotten wood that you KNOW about, fix it now. Do it before the house hits the market. If you cannot afford repairs before the sale, note the item in your PCDS and offer to repair prior to closing, or give an allowance so the buyer can make repairs after closing.

While I am not a home inspector, I've been advising clients for YEARS how to prepare their home for the market. I'll be glad to walk through your property and share my expertise as an added value to my services.

If it puts you at ease, by all means have the house inspected prior to listing. But my philosophy is put the house in tip-top shape, find your buyer, and let the buyer call the qualified, licensed home inspector of their choice.

For more information, I can be reached at 601-278-4513.


Image courtesy of Danilo Rizzuti at

Written and Published by Pat Starnes REALTOR

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Pat specializes in Residential and New Home Sales 

Primary Service Area:

Brandon, Pearl, Ridgeland, Flowood, Madison and the Ross Barnett Reservoir area

 Pat Starnes, Broker Associate

Front Gate Real Estate, 6700 Old Canton Rd., Suite C

Ridgeland, MS 39157

601-991-2900 - Office

601-278-4513 - Cell


Recent Blog Posts by Pat Starnes:


Greenfield Station in Brandon MS Continues to Grow

Six Easy Tips to Save Money on Your Home Inspection

Should You Consult a Realtor When Buying New Construction?

Homes for Sale in Scottish Hills ~ Brandon MS 39047

Homes for Sale in Hidden Hills Subdivision, Brandon, MS 39047

Homes for Sale in Castlewoods Subdivision, Brandon, MS 39047

Gardens of Manship Neighborhood Information - Brandon, MS 39047


Are you looking to buy or sell a home in the Brandon MS market? Call me!

Comment balloon 7 commentsPat Starnes-Front Gate Realty • June 26 2017 08:52PM
FAQ ~ Do I Need a Home Inspection BEFORE I List My Home For Sale?
A home seller asked this question ~ "Should I get a home inspection before I place my house on the market? " Family members shared with this client a horror story where someone they knew put a home up for sale. Once a contract was on the… more
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