Find out what a buyer's inspector will find — before you list. A complete inspection on your schedule, so you can fix, price, or disclose on your terms instead of renegotiating under a deadline.
A pre-listing inspection is a complete home inspection ordered by the seller before the property goes on the market. Daniel Windler evaluates the home the same way he would for a buyer — roof, attic, foundation, electrical, plumbing, HVAC, and every other major system — following the Texas Real Estate Commission Standards of Practice. The difference is timing. Instead of learning about your home's problems during the buyer's option period, you learn about them weeks earlier, while you still have time and options.
In Texas, most buyers negotiate an option period, and that's when their inspector walks through your home. Anything significant that turns up — a foundation concern, an aging water heater, an electrical panel with issues — lands on your desk as a repair request or a price reduction with only days to respond. A pre-listing inspection takes that pressure away. You decide what to repair, what to get bids on, and what to simply price into the listing, all before the first showing.
Because Daniel is also a licensed Master Plumber with 35 years in plumbing and construction, sellers get more than a list of findings. He can explain which issues are genuinely serious, which are routine maintenance, and which plumbing items are a quick fix versus a real project — so you can spend your pre-sale budget where it actually matters.
Here's why more San Antonio-area sellers are inspecting before they list.
List at a price that reflects the home's true condition, so the offer you accept is one that holds through closing.
Choose your own contractors, compare bids, and make repairs on your timeline — not in a rushed option period.
A recent report and repair receipts show good faith and give buyers fewer reasons to hesitate or renegotiate.
Know what a buyer's inspector is likely to find, so nothing derails the deal after you're under contract.
When a buyer's inspection uncovers a problem the seller didn't know about, the seller almost always loses leverage. Repairs get requested on the buyer's timeline, contractor bids get rushed, and a nervous buyer may ask for a bigger credit than the repair is worth — or walk away and send the home back on the market.
Around San Antonio, where shifting clay soils put foundations, slabs, and under-slab plumbing through real stress, those surprises are more common than most sellers expect. Knowing the condition of your home ahead of time turns a potential deal-breaker into a line item you've already handled.
One thing to keep in mind: once you know about a defect, Texas law expects it on your Seller's Disclosure Notice. Plan to talk through the report with your listing agent so you can decide together what to repair and how to present it.
Every pre-listing inspection covers the same scope a buyer's inspector will look at.
Ideally a few weeks before you plan to list. That leaves time to get contractor bids, make any repairs you choose, and review the report with your agent before the home goes live.
The scope is the same — Daniel inspects the home to the TREC Standards of Practice either way. The difference is who orders it and when. A pre-listing inspection is ordered by the seller before listing, so you see the findings first.
Most likely, yes, and that's normal. The advantage for you is that their inspector is far less likely to turn up something you didn't already know about, so there's less room for last-minute renegotiation.
No. Some sellers repair the major items, some get estimates and price accordingly, and some sell as-is with full knowledge of the home's condition. The report simply gives you the information to choose.
Texas sellers are expected to disclose known defects on the Seller's Disclosure Notice, so what you learn does matter. Whether you share the full report is a decision to make with your listing agent — many sellers find that sharing it, along with repair receipts, builds buyer confidence.
From your first phone call to the day you list, here's exactly what to expect.
Call or text Daniel at 210-216-4322 a few weeks before you plan to list, so there's time to act on what he finds.
Daniel inspects the home top to bottom to TREC standards. You're welcome to walk along and ask questions as he goes.
You receive a clear written report, and Daniel explains which findings matter most and which are routine maintenance.
Make your repairs, set your price, and go to market knowing exactly what buyers will find.
"I Inspect, so that you know what to Expect."— Daniel Windler, Owner & Operator
Call or text Daniel today • Veteran-Owned • TREC #21665 • Licensed Master Plumber • Serving Greater San Antonio