Know what a buyer's inspector will find before they find it — a complete, top-to-bottom evaluation of your home, done for you first, so you sell on your own terms.
A pre-listing inspection is a complete, top-to-bottom evaluation of your home performed before it goes on the market — the same thorough inspection a buyer would order, done for the seller first. From the foundation to the roofline, Real Spect evaluates the whole home and reports its true condition.
Instead of waiting to be surprised by the buyer's inspector during negotiations, you get the full picture up front. That puts you in control: you can make repairs on your own terms, price your home accurately, and head off the last-minute issues that so often stall or sink a deal at the closing table.
Eric D. Smith performs pre-listing inspections throughout De Soto and Southern Illinois. With more than 9,000 inspections completed over 29 years, and every inspection following the American Society of Home Inspectors (ASHI) Standards of Practice and Illinois state standards, he delivers a clear, honest report — explained in plain language.
A Real Spect pre-listing inspection evaluates the whole home — the same major systems and components a buyer's inspector will examine.
Roof covering and condition, plus the attic, insulation, and ventilation above your living space.
The electrical, plumbing, and heating and cooling systems — the workhorses buyers ask about most.
Foundation, framing, and structural components — the bones of the home a buyer will want confirmed.
Walls, ceilings, windows, doors, decks, porches, and exterior features, inside and out.
The buyer's inspection is often where a smooth sale runs into trouble. Surprises found late in the process give the buyer leverage, invite renegotiation, and can delay or even collapse a deal — all at the worst possible time.
A pre-listing inspection flips that dynamic. When you already know your home's condition, you decide what to repair, what to disclose, and how to price — on your schedule, not under closing-day pressure. You can gather your own repair quotes instead of accepting a buyer's inflated estimate.
It also builds buyer confidence. A seller who can show the home has already been thoroughly inspected signals transparency and care, which can help your listing stand out and move faster in the Southern Illinois market.
Your inspection delivers an on-site, computer-generated report that's free of technical jargon and easy to understand.
From your first phone call to final report delivery, here's exactly what to expect.
Call 618-924-1982 or use our contact form. We'll answer your questions and offer a free, no-commitment cost consultation.
Eric evaluates the whole home, following ASHI Standards of Practice and Illinois state standards. You're encouraged to attend.
You receive an on-site, computer-generated report with clear findings, photos, and recommendations you can address before listing.
Questions after the report? Eric provides post-inspection consultation and honest advice on your next steps.
A pre-listing inspection is a complete home inspection that a seller has done before putting the home on the market. It's the same thorough, top-to-bottom evaluation a buyer would order — the difference is you get the information first, so you can act on it before your home is ever listed.
Because knowledge is leverage. Knowing your home's condition up front lets you make repairs on your own terms, price accurately, disclose confidently, and avoid the last-minute surprises that give buyers negotiating power. It often makes for a smoother, faster sale.
No. The report is there to inform your decisions, not dictate them. You choose what to repair, what to price in, and what to simply disclose. The value is that you're making those choices with full information and on your own schedule — not reacting under pressure during a buyer's negotiation.
That's entirely your choice. Some sellers share a pre-listing report to demonstrate transparency and build buyer confidence; others use it privately to guide repairs and pricing. Real Spect gives you a clear, professional report — how you use it is up to you and your real estate agent.
Real Spect Home Inspections is based in De Soto and serves communities across Southern Illinois — including Anna, Benton, Carbondale, Cartersville, Du Quoin, Herrin, Pinckneyville, and West Frankfort. Give us a call to confirm your area.
Call Eric today • IL License #450.000678 • ASHI Standards of Practice • 9,000+ Inspections • Serving Southern Illinois for 29 Years