SELLER'S PRE-LISTING HOME INSPECTION.
Take total command of your sale. Eliminate surprise buyer renegotiations, fix minor red flags on your own terms, and provide a Move-In Certified report that attracts top-dollar offers.
Meet Inspector Mack & The Secured Team
Every inspection is led directly by TREC Professional Master Inspectors using calibrated diagnostic gear. We don't just check cosmetic boxes—we map subgrade foundation movement, scan thermal anomalies through solid sheetrock, and scope subterranean lateral lines to defend your earnest money and equity.
Inspector Mack • TREC #23070
Seller Playbook: How Pre-Listing Audits Protect Escrow
Inspector Mack explains why 30% of Texas transactions fall through during the buyer option period and how proactive sellers win.
"A buyer's inspector is hired to find deal-breakers and justify renegotiations. When you inspect first, you control the narrative, eliminate panic, and prevent eleventh-hour price gouging."
WHAT WE SPECIFICALLY AUDIT & DELIVER
Our forensic checklist exceeds standard minimum requirements. Every component is rigorously evaluated and cataloged with high-resolution imagery and severity tiers:
Foundation Baseline & Exterior Envelope
Screening brick mortar step-cracks, expansion joints, window caulking, and grade elevation slopes.
Roof Shingles, Flashing & Gutters
Checking windstorm shingle adhesion, hail bruising, rusted flashing kick-outs, and gutter downspout extensions.
Main Breaker Panel & Sub-Panel Audit
Verifying breaker amp ratings, removing double taps, checking GFCI/AFCI operation, and labeling panel directories.
HVAC Operational & Cleanliness Check
Testing return/supply splits, checking filter condition, clearing condensate P-traps, and verifying heat exchanger integrity.
Plumbing Fixture & Water Pressure Test
Testing static PRV pressure (under 80 psi), checking toilet flappers, testing sink shut-off valves, and inspecting drain traps.
Attic Insulation R-Value & Duct Leaks
Measuring blown cellulose or fiberglass depth against R-38 code targets and verifying duct mastic seals.
Seller's Disclosure Verification
Cross-referencing observed physical property conditions with statutory seller disclosure requirements.
Smoke & Carbon Monoxide Alarm Verification
Ensuring functioning photoelectric smoke detectors inside every bedroom and CO alarms outside sleeping areas.
Texas Gulf Coast Environmental Defect Matrix
Southeast Texas structures face unique environmental stressors that generic national inspection checklists routinely overlook. We specialize in identifying these regional failure modes:
Attic Water Heater Pan Drain Failure
Southeast Texas homes frequently locate water heaters in hot attics. Aging drain pans with unglued PVC lines or missing exterior discharge pipes create catastrophic ceiling collapse risks.
Double-Tapped Main Panel Breakers
DIY homeowners often add outdoor landscape lighting or irrigation circuits by wedging two hot conductors under a single terminal screw not rated for dual wires.
HVAC Condensate Primary Drain Clog
High humidity generates 10+ gallons of condensate daily. Algae bloom blocks 3/4-inch PVC lines, filling emergency drain pans.
Advanced Diagnostic Equipment Suite
Human eyes alone miss hidden electrical hotspots, subterranean pipe collapses, and millimeter-level slab deflections. Every Secured Inspections vehicle is equipped with industrial instrumentation:
FLIR® E8-XT Camera
Detects hidden moisture behind paint before buyers discover it with their own inspector.
Extech Combustible Gas Sniffer
Calibrated methane and LP sniffer detecting 50 ppm leaks at furnace valves and water heaters.
Ideal SureTest Load Tester
Verifies receptacle ground fault interrupters and voltage stability across all circuits.
ZipLevel® Altimeter
Establishes a baseline slab elevation record to prove foundation stability to prospective buyers.
Actual Field Finding & Financial Impact
Here is an authentic defect documented in our recent inspections, demonstrating how our forensic reports deliver tangible financial leverage:
Slow Shower Pan Leak & Uninsulated Attic Duct Plenum
Our thermal scan identified a temperature anomaly beneath the second-story primary shower. Further pinless moisture probing revealed 24% moisture in the subfloor drywall. The seller was able to hire a tile specialist to reseal the drain flange for $650 prior to putting the home on the MLS.
Frequently Asked Questions: Pre-Listing Home Inspection
Everything you need to know about this inspection scope, scheduling timeline, and Texas legal protections:
Q1Why should I pay for an inspection when the buyer will hire their own?▼
When a buyer's inspector uncovers a defect, the buyer typically overestimates repair costs by 300% and demands massive price cuts or walks away. By inspecting first, you learn about defects in advance, repair them at your own leisure and fair market rates, and eliminate surprise leverage.
Q2Do I have to disclose findings from a pre-listing inspection in Texas?▼
Yes. Under Texas Property Code §5.008, sellers must disclose all known material defects. Providing our clean, comprehensive inspection report along with invoices for all completed repairs demonstrates utmost transparency and builds immense buyer trust.
Q3How does this help my listing price?▼
Homes marketed as 'Move-In Certified' with a Secured Inspections report frequently sell faster and closer to asking price because buyers have higher confidence and fewer reasons to request escrow holdbacks or price reductions.
Q4Can my Realtor use this report during marketing?▼
Absolutely. We supply a downloadable digital PDF report and high-resolution summary sheets that your Realtor can upload to the MLS documents section and display at open houses.
Q5What if the inspection reveals a major foundation issue?▼
It is far better to know about foundation settlement before entering contract than to have a deal collapse 4 days into escrow. Knowing early allows you to consult a structural engineer, obtain competitive repair estimates, or price the property accordingly without contractual duress.
Q6Do you re-inspect after I make repairs?▼
Yes! We offer a discounted follow-up re-inspection service to verify that your contractor's repairs were executed properly, providing a clean addendum for your buyer.
Seller Pre-Listing Inspection Rate Schedule
Eliminate 11th-hour Option Period renegotiation surprises. Includes complimentary FLIR® Thermal Imaging, 4K Drone Roof Scan, and ZipLevel® Foundation Survey ($350+ value included free).
Up to 1,500 sq ft Pre-Listing Inspection
$3751,501 to 2,000 sq ft Pre-Listing Inspection
$4252,001 to 2,500 sq ft Pre-Listing Inspection
$4752,501 to 3,000 sq ft Pre-Listing Inspection
$5253,001 to 3,500 sq ft Pre-Listing Inspection
$5953,501 to 4,000 sq ft Pre-Listing Inspection
$665Upgrade to our Seller Pre-Listing Shield™ (+$230 net upgrade, starting at $605): pairs your Full Pre-Listing Home Inspection with an Official Texas WDI Termite Report (+$115) and a Pre-Paid 5-Item Repair Re-Inspection Voucher (+$165) minus a $50 package credit—so we come back and certify your completed repairs for MLS buyers!
INSTANT QUOTE ESTIMATOR
Select your property size below for guaranteed Texas inspection pricing. Every full inspection includes our $350+ diagnostic suite (FLIR® Thermal, 4K Drone, ZipLevel®) at zero extra charge.
Entering your address transfers your property details directly into dispatch & Stripe checkout with zero re-typing.
- ✓FLIR® Thermal Imaging (Moisture & Hotspots — $150 Value)
- ✓4K Aerial Drone Roof Scan (Steep & 2-Story — $200 Value)
- ✓ZipLevel® Foundation Survey (Precision Elevation Delta)
- ✓Same-Day PDF Report (Guaranteed Delivery by 9:00 PM)
Ready to Inspect with Inspector Mack?
Lock in your preferred date and morning/afternoon inspection window online. Guaranteed same-day digital delivery before 9:00 PM.