If one simple step could help you avoid the number one deal killer in today’s market, would you do it?

It’s a question every seller in Jamul, Rancho San Diego, La Mesa, Alpine, and the surrounding East County communities should think carefully about. Because right now, more deals are falling apart than we’ve seen in years. And most sellers assume those failed escrows have something to do with interest rates, buyer financing, or market uncertainty.

But the data says something very different.

Seventy percent of real estate agents report that inspections are the top reason buyers back out of a sale today.
Not the loan.
Not the appraisal.
Not the rate.

Repairs.

And the toughest part is that most of the issues causing deals to fall apart could have been identified, addressed, or planned for before the home ever hit the market.

There is a simple tool that can help sellers prevent this problem altogether — a pre-listing inspection.

A pre-listing inspection isn’t required, and it’s not the right choice in every situation. But when used strategically, it can help protect your sale, strengthen your negotiating power, and reduce surprises that often send buyers running.

Let’s break it down.

Why So Many Escrows Are Falling Apart Right Now

Today’s market looks very different from the fast-paced years of 2020 to 2022. During those years, buyers were waiving inspections, skipping repairs, and doing whatever they could to win a home.

Those days are over.

With more inventory on the market and buyers feeling more cautious and price-sensitive, they aren’t willing to overlook problems anymore. They want homes that feel well-maintained, reasonably updated, and structurally sound. If they discover an issue during the inspection period, they may:

• Ask for expensive repairs
• Request credits
• Renegotiate the price
• Extend timelines
• Or walk away altogether

And they are walking away. Not because they don’t want the home, but because repairs now feel like financial risk.

Why Inspections Are the Number One Deal Killer

When a buyer opens your walls, looks in your attic, tests your plumbing, checks your electrical, evaluates your roof, and inspects every inch of your home, they will find things — even in homes that are well taken care of.

But here’s the real reason inspections kill deals:

1. Buyers panic when they see long reports

Inspection reports are long.
They’re detailed.
They include every small flaw.

Buyers often interpret normal wear and tear as major risk.

2. Sellers get defensive

If the report feels overwhelming or unfair, some sellers react emotionally rather than strategically.

3. Buyers think there are “hidden problems”

Even small issues create the perception that the home has been neglected.

4. Repair negotiations break trust

If buyers feel sellers are inflexible, they walk.

5. Buyers compare your home to others

With more inventory now available, buyers have alternatives. If your home starts to feel like “too much work,” they move on.

And this is exactly why pre-listing inspections have become a powerful tool for the sellers who want fewer surprises.

What Is a Pre-Listing Inspection?

A pre-listing inspection is simply a home inspection you, the seller, order before putting your home on the market. An inspector evaluates your home just like they would for a buyer:

• Plumbing
• Electrical
• Roof
• Attic
• HVAC
• Water heater
• Appliances
• Foundation
• Windows
• Doors
• Safety concerns
• Exterior issues
• Drainage
• And more

It provides a full snapshot of the home’s condition.

Once you have the report, you can choose how to handle what it reveals.

The Benefits of a Pre-Listing Inspection

While it isn’t required, a pre-listing inspection offers major advantages in the right circumstances.

1. You catch issues before buyers do

Instead of being surprised mid-escrow, you know exactly what a buyer’s inspector will discover.

2. You can fix problems proactively

This reduces buyer concerns and strengthens your position during negotiation.

3. You avoid buyers overestimating repair costs

Buyers tend to multiply repair costs in their head. If a plumber says a repair costs $300, buyers imagine $1,500. Prevent that by fixing small issues early.

4. You reduce the chance of a cancelled escrow

If inspections are the number one reason deals fall apart, addressing items early reduces that risk dramatically.

5. You build trust with buyers

Many buyers feel more confident when they see a seller has invested in transparency.

6. You protect your price

Homes with fewer inspection concerns maintain their value better through negotiations.

7. You negotiate from strength instead of stress

When you already know the home’s condition, you can prepare your negotiation strategy thoughtfully rather than reactively.

When a Pre-Listing Inspection Makes Sense in East County San Diego

A pre-listing inspection is not the right move for every home or every market. But in East County, it can be incredibly helpful in many situations.

You should strongly consider one if:

• Your home is older
• You have acreage (Jamul, Alpine)
• You haven’t checked your systems in years
• You’ve never inspected your roof
• You’re selling an inherited property
• The market is competitive and buyers have options
• You want a smoother, more predictable sale
• You want to avoid renegotiating mid-escrow
• You want to stand out over similar homes
• Your time frame is tight and a cancelled escrow would hurt you

A pre-listing inspection can help eliminate surprises, which buyers value.

When It Might NOT Be Worth Doing

There are also situations where you may decide a pre-listing inspection isn’t necessary.

You may skip it if:

• Your home is newer
• You’ve recently remodeled extensively
• You already completed recent repairs
• You’re selling as-is
• The market is extremely low inventory
• Your home is expected to draw investor attention
• Your timeline is too tight to complete repairs

The decision depends entirely on your goals and your local market conditions — which can vary drastically between Jamul, Rancho San Diego, La Mesa, and Alpine.

What Sellers Should Know Before Ordering a Pre-Listing Inspection

If you choose to do one, keep these points in mind:

1. You are required to disclose the findings

In California, sellers must disclose what they know. If you order a report, you’ll need to share it or address what it reveals.

2. Buyers may still hire their own inspector

A pre-listing inspection does not replace the buyer’s inspection. It simply prepares you.

3. You don’t have to fix everything

Address the items that matter most:
• Safety
• Functionality
• Water intrusion
• Systems
• Big-ticket concerns

4. It doesn’t eliminate negotiations

It simply puts you in a stronger position when they happen.

5. It signals confidence

Many buyers trust a home more when the seller provides clear information.

How a Pre-Listing Inspection Impacts Your Pricing Strategy

Knowing your home’s condition helps you price more accurately. You can decide whether to:

• Fix items and price higher
• Leave items and price slightly lower
• Offer credits
• Market the home as updated and turn-key

Pricing is one of the most important factors in any sale. A pre-listing inspection gives you data, which leads to better strategy.

Why This Matters So Much in Today’s Market

Buyers in East County have more options today than they’ve had in years. They’re not rushing. They’re not waiving protections. They want homes that feel safe, maintained, and structurally sound.

If your home surprises them during inspections, there’s a greater chance they’ll walk.

If your home reassures them, they’ll stay committed to the sale.

A pre-listing inspection can be the difference between the two.

The Bottom Line: If Your Sale Matters, Protect It

The biggest deal killer in today’s market is not interest rates.
It’s not financing.
It’s not competition.

It’s inspections.

And there is one simple step many sellers overlook that could dramatically reduce stress, protect your price, and keep your sale from falling apart.

A pre-listing inspection.

It’s not required.
It’s not always necessary.
But in the right market conditions, it can be one of the most strategic moves a seller can make.

Want to Know if a Pre-Listing Inspection Makes Sense for Your Home?

Every home and every neighborhood is different. What makes sense for a La Mesa bungalow may not be the best approach for a Jamul ranch home or a Rancho San Diego two-story.

If you want clear, local advice about whether a pre-listing inspection will help your sale, I’m here to walk you through it.