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The service
What pre-listing (seller's) inspection is, what a visit covers and where the line is.
The short answer
A pre-listing inspection is a whole-home condition inspection a seller books before putting the home on the market. Pre-Listing (Seller's) Inspection in Berkeley is booked through pros who cover its 11 ZIP codes, in neighborhoods such as Elmwood, North Berkeley, and Berkeley Hills. Berkeley Hills fire season prep (vent screening, ember protection) is a major fall service. Each pro sets their own price and you choose.
What a pre-listing (seller's) inspection visit includes
What is included depends on the jobs you pick and on how each pro sets up their visit and timing. You see the exact scope with each pro's price before you book.
- Plumbing, electrical & HVAC check
- Roof, attic & exterior structures check
- Indoor surfaces & major appliances check
- Written report with photos, organized by system
- 30-day report accuracy guarantee
Pick what is on your list
Tick what you want done, or add your own. Your list goes under the booking card and to the pro you choose, and you can describe anything else when you book.
Structure and exterior
Tick what you want done. One visit can cover several.
Tick jobs above, or add your own. Your list goes under the booking card and to the pro you choose, so they see exactly what you need before they arrive.
What shapes a pre-listing (seller's) inspection job
These are the things that make one job different from another. Mention them in your notes so each pro can scope your job properly.
What you receive from a pre-listing inspection
Whole-home inspections normally produce a written report organized by system, with photos. Pros set their own deliverables, so confirm on the listing before booking.
- A written report organized by system, such as roof, exterior, plumbing, electrical, heating and cooling, and interior
- Photos of defects, damage and areas of concern
- Findings grouped by how urgent they appear
- Notes on what could not be accessed or inspected
- Suggested next steps, such as repairs or specialist tests, without the work being done for you
What is not part of pre-listing (seller's) inspection
Knowing where the line is keeps the visit on track and keeps you safe. When a job belongs to a specialist, NorTech tells you before you book.
- Repairs, cleaning and staging. The inspection reports and does not fix, and fixes are separate services.
- Repair work totaling $1,000 in labor and materials goes to a licensed contractor, and the platform says so at booking.
- Appraisals, home valuation, legal advice and disclosure forms, which come from licensed appraisers, agents and attorneys.
- Specialty tests such as termites, mold, radon, lead, asbestos, sewer lines and pools, unless the pro lists them. These are separate services.
- Areas that cannot be safely reached or seen, such as under finished floors or inside walls. The report states what was not inspected.
Plan your visit
How booking works, how to get ready, and what to expect where you live.
How booking pre-listing (seller's) inspection works
Say what needs doing
Add your ZIP and a few words about the job.
Compare pros near you
Each pro sets their own price and warranty. NorTech does not pick for you.
Book the pro you pick
Add photos and details on their page. Your card is held and only charged after the work and the photos.
Photos and a warranty
Your pro backs the work with a workmanship warranty — if covered work is not right, your pro makes it right, free.
Before you book pre-listing (seller's) inspection
Quick things that save a trip. Tick them off as you go; none of it is required to book.
Book well before you list
Aim for several weeks before the listing date. That leaves time to get quotes, schedule repairs and decide what to share before showings start.
Clear access points
Make sure the pro can reach the attic hatch, crawlspace door, electrical panel, water heater and furnace. Move stored items and staging pieces away from them.
Turn utilities on
Power, water and gas must be on for the pro to test outlets, fixtures, appliances and heating or cooling. Confirm this in advance for a vacant home.
List known issues and repairs
Write down the problems you know about and any work done, with dates and permits. The pro can note whether it appears sound and you stay consistent when you talk to buyers.
Gather documents
Warranties, receipts, permits and manuals for the roof, HVAC, water heater and appliances help the pro identify ages and give buyers a clear picture.
Ask your agent how to use the report
Your real estate agent knows local practice on sharing reports and disclosures. Ask before the visit so you can plan what to do with the findings.
Say where in Berkeley you are
Add your neighborhood, for example Elmwood, North Berkeley, and Berkeley Hills, or your ZIP code to your notes. Pros choose the neighborhoods they cover, and it tells them how far they have to travel.
How where you live changes pre-listing (seller's) inspection
Best time to book pre-listing (seller's) inspection
Many sellers list in warm months, so an inspection a few weeks earlier leaves time to fix or price in findings. Mild weather also lets the pro test heating, cooling and the roof. Book before the listing date, not after it. In Berkeley, the dry season from late spring to fall is the easiest time for outside work, and the fall calendar fills before the first big rain.
Often booked together with pre-listing (seller's) inspection
Book several services with one pro. Pros set their own bundle discounts.
Small items on a report, such as loose hardware and minor repairs, can be cleared in one visit before you list.
Cracks, nail pops and patched areas noted in a report are fixed before photos and showings.
A deep clean after repairs gets the home ready for photos and showings.
Wood-destroying insect reports are often requested during a sale and are a separate inspection.
Around Berkeley
Where in Berkeley the work happens, and the cities close by.
Pre-Listing (Seller's) Inspection across Berkeley
Pick your neighborhood to see what homes there tend to need. Pros choose the neighborhoods they cover, so enter your ZIP code to see who covers yours.
Cities near Berkeley
Pros often cover more than one city. The rings show 5 and 10 miles from the center of town.
Other services in Berkeley
Each one has its own page for this city.
Berkeley Hills homes sit in a designated WUI fire zone, so ember-resistant vent screening and defensible-space prep are essential ahead of fall fire season.
See pros in BerkeleyHillside lots shaded by oak, bay, and eucalyptus drop heavy debris, and clear gutters are critical for managing winter runoff and preventing slope erosion above the flats.
See pros in BerkeleyThe plaster and lath in Berkeley's older brown-shingle and Craftsman homes is prone to cracking from settling and seasonal moisture, making patch-and-match repairs a common request.
See pros in BerkeleyElevated hillside decks above the Claremont and North Berkeley canyons take a beating from fog and winter rain, so regular sealing protects the structure and the hillside below.
See pros in BerkeleyFrom compact Elmwood bungalows to faculty homes near campus, refreshing interior paint revives the character of Berkeley's vintage rooms while letting you choose low-VOC, eco-conscious finishes.
See pros in BerkeleyA focused, written condition report on your home's plumbing — supply lines, shutoff valves, fixtures, and drains checked and rated, with photos of anything flagged.
See pros in BerkeleyTrust and answers
What backs the work, who is licensed and insured, what customers say, and your questions.
Backed by your provider’s warranty. If covered work fails, your provider makes it right, free.
Berkeley homeowners
Pre-Listing (Seller's) Inspection reviews in Berkeley
Verified pre-listing (seller's) inspection reviews from Berkeley homeowners will appear here.
Be the first pre-listing (seller's) inspection review in Berkeley
Your pro backs the work with a workmanship warranty — if covered work is not right, your pro makes it right, free. Book with confidence and tell Berkeley how your pro did.
Book Pre-Listing (Seller's) Inspection in BerkeleyFrequently asked