Why Smart San Francisco Sellers Get Inspections Before Listing
- Clay Gjevre
- Jun 27
- 3 min read
by Clay Gjevre
In most parts of the country, buyers order inspections after making an offer. But in San Francisco, savvy sellers flip the process—and it could save you $20,000 or more.
Getting inspections done before putting your home on the market has become standard among top San Francisco real estate agents. It leads to cleaner offers, fewer surprises, and stronger negotiations.
A $25,000 Mistake—And a Lesson Learned
A few years ago, a seller skipped pre-listing inspections. The buyer made a great offer, but during escrow, their own inspections revealed an aging roof and extensive pest damage. They came back demanding a $25K credit.
The seller had no backup, no data, and no leverage. That deal barely held together—and the seller lost more than just money.
That’s why experienced San Francisco real estate brokers now insist on inspections before listing.
Why San Francisco Does It Differently (Inspections)
In typical markets, the process looks like this:
List the home
Accept an offer
Buyer performs inspections
Renegotiation begins
In San Francisco? We flip it:
Do inspections first
Disclose everything up front
Invite firm, informed offers
This method works. One Noe Valley listing with an older foundation got multiple non-contingent offers—all because the seller provided a full disclosure packet, including a structural report.
Buyers respected the transparency and didn’t feel the need to re-negotiate.
The Power of Full Disclosure
Complete disclosure doesn’t just check legal boxes—it builds trust.
Top real estate agents in San Francisco know that clear disclosure:
Attracts serious buyers
Encourages non-contingent offers
Reduces risk of fall-through
Speeds up closing
In competitive neighborhoods like Noe Valley, Bernal Heights, and the Inner Sunset, this strategy helps sellers stand out.
Which Inspections Should You Get?
Here’s what smart sellers in San Francisco’s best neighborhoods are including in their pre-sale packets:
General Home Inspection: Checks roof, plumbing, HVAC, electrical, and foundation.
Pest Inspection: Looks for dry rot, termites, and beetle damage—common in older homes.
Roof Inspection: Crucial if the roof is 10+ years old.
Sewer Lateral Inspection: Identifies root intrusion or cracks in the main sewer line.
Structural Engineer Report: Ideal for homes on hills, with visible cracking, or vintage construction.
Chimney Inspection: Ensures fireplace safety in older homes.
Buyers love walking into a home with full transparency. It reassures them—and helps them write stronger offers.
Questions to Ask an Inspector
Not all inspectors are created equal. Before hiring one, ask:
How long have you been inspecting SF homes?
What’s the most common issue in older San Francisco properties?
Which findings are serious vs. cosmetic?
What’s your advice on what to fix vs. disclose?
A seasoned inspector with San Francisco-specific experience can make or break your disclosure strategy.
Final Takeaway
Pre-sale inspections aren’t extra—they’re essential in the San Francisco market.
If you're thinking of selling your home—whether it’s in Noe Valley, Pacific Heights, or the Outer Richmond—doing inspections up front can help you attract serious buyers, avoid costly surprises, and sell faster.
Looking for the best real estate agent in San Francisco to help you prep and list your home the right way? Let’s connect.
📲 Call or Text: (415) 481-4074
📧 Email: Clay@ClayGjevre.com
🌐 Website: https://www.claygjevre.com/
📍 Need a Referral outside San Francisco: https://www.claygjevre.com/referral
Clay Gjevre San Francisco Realtor®
Vantage Realty
DRE 02099237
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