We recently worked with a homebuyer who was set on doing a pre-inspection before submitting an offer. It wasn’t our suggested strategy, but we respect when clients bring their own perspective to the table — so we moved ahead, curious how it would play out.
Let’s break down what a pre-inspection is and whether it makes sense for today’s fast-paced real estate market.
What is a Pre-Inspection?
Most buyers are familiar with the standard home inspection, which happens after an offer has been accepted — typically as a condition of the purchase. It gives the buyer a chance to back out (or renegotiate) if something serious turns up.
In some markets like Toronto, it’s common for Sellers to pre-inspect their home before listing it. They then make the report available to potential Buyers upfront.
But there’s a third, lesser-used approach: a Buyer pre-inspects a home before even making an offer. That’s what our client chose to do — and it came with a few important lessons.
Pros of a Buyer Pre-Inspection
- You know what you’re getting into.
- You can adjust your offer price to reflect any needed repairs.
- You might feel more confident going in with a firm (no conditions) offer.
Cons of a Buyer Pre-Inspection
- You could be out hundreds of dollars per inspection — with nothing to show for it.
Our client is now $1,500+ deep after multiple pre-inspections, and still hasn’t landed a home. - You have no protection.
While you’re busy inspecting, another Buyer could swoop in and get an offer accepted before you even finish reviewing the furnace. - You can’t “hold” the home.
A Seller isn’t obligated to wait for your inspection to wrap up. In fact, when a pre-inspection is happening, we often alert other interested buyers — and that can spark a bidding war. - It gives the Seller leverage.
If you’re paying to inspect, the Seller knows you’re serious. That’s great for them… not always great for you.
So… Should You Do It?
There’s no one-size-fits-all answer. In a competitive market, some Buyers feel they have to take risks to stand out. But here’s the truth: you don’t need to be risky — you need to be strategic.
At Buy Sell Love Durham, we help Buyers weigh the pros and cons of every move. We know how to navigate bidding wars, protect your deposit, and negotiate repairs — all while keeping your stress levels (and costs) in check.
When done right, buying a home should feel exciting — not like a game of high-stakes roulette, however unlike a casino game, when you fall in love with a home, losing it can be more painful than losing a bit of money on the roulette table.
Have questions about how to buy smart in this market? Let’s chat.
📧 lindsay@buyselllove.ca 📞 905-743-5555
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