Should You Pre‑Inspect Before Selling in McKinney?

Should you spend money on a pre-listing inspection before you sell your McKinney home? It’s a smart question. You want a smooth sale, fewer surprises, and strong offers without getting bogged down in repairs at the last minute. In this guide, you’ll learn what pre-inspections cover, the Texas disclosure rules that still apply, common North Texas issues to watch for, typical costs, and when a pre-inspection makes sense in McKinney. Let’s dive in.

What a pre-listing inspection is

A pre-listing inspection is an inspection you order and pay for before your home goes on the market. You get a full report, then decide whether to make repairs, offer buyer credits, or sell as-is with disclosure. The goal is to reduce surprises, set accurate pricing, and help buyers feel confident.

Sellers use pre-inspections to:

• Identify and prioritize repairs with the best payoff.
• Avoid last-minute concessions during negotiations.
• Show transparency that can speed up escrow and boost buyer confidence.
• Prepare for financing requirements that may flag condition issues.

Texas disclosure rules you should know

In Texas, pre-inspecting does not replace your legal duty to disclose. You must still provide the TREC Seller’s Disclosure Notice and truthfully disclose known defects. You can review the official form and related guidance on the Texas Real Estate Commission’s page for the Seller’s Disclosure Notice.

If your home is in an HOA, you still must provide required HOA documents. Also confirm any past work, such as additions, HVAC replacements, or a new roof, has the proper permits. You can verify or request records through the City of McKinney building and permits and property records via the Collin County Appraisal District.

Financing matters too. Some loans, especially FHA and VA, have minimum property standards. Items flagged by an appraiser or inspector can trigger repair requirements or delays. To understand what may be flagged, review HUD’s overview in the FHA Single Family Housing Policy Handbook.

What inspectors check in North Texas homes

A general inspection typically covers:

• Exterior and site: siding, grading and drainage, gutters, windows, doors, driveways.
• Roof: shingles, flashing, skylights, visible wear.
• Structure: visible foundation and framing conditions.
• Systems: HVAC operation, water heater, plumbing fixtures and visible supply and drain lines.
• Electrical: service panel, outlets, GFCI presence, accessible wiring.
• Attic and insulation: ventilation levels and signs of leaks.
• Crawlspaces (if any): visible supports, moisture, insulation.
• Built-in appliances.

Many buyers also order specialty inspections: termite/wood-destroying insect (WDI), sewer scope, mold testing, HVAC performance testing, roof certification, and pool/spa inspections where applicable.

Common McKinney issues to expect

• Roof wear from hail or wind. Severe thunderstorms and periodic hail are part of North Texas weather, and shingles or flashing often need repair.
• Foundation movement. Expansive clay soils can cause slab movement, small cracks, or sticking doors. Major movement may require a structural engineer’s evaluation.
• HVAC age and performance. Heavy seasonal use can reveal aging systems, refrigerant issues, or maintenance gaps.
• Drainage and grading. Poor grading or gutter downspouts draining near the slab can cause moisture concerns.
• Termites/WDI. Subterranean termites occur in Texas, and WDI reports are common in local transactions. For background, see Texas A&M AgriLife’s guidance on subterranean termites.
• Attic ventilation and insulation. Older homes often benefit from ventilation or insulation improvements.
• Plumbing and sewer line concerns. Older piping, leaks, or sewer line issues may show up on inspection or a sewer scope.
• Pool systems. Pump, heater, and decking issues are common where pools are present.

Costs and timing in Collin County

Inspection pricing varies by home size, age, and complexity, but typical ranges include:

• General home inspection: about $300 to $600.
• WDI/termite inspection: about $75 to $200.
• Sewer scope: about $100 to $350.
• Roof inspection by a roofer: about $100 to $300 (often credited if you hire them for repairs).
• Specialty tests (mold, asbestos, other): about $150 to $400 each.

Repair costs vary widely. Common ranges include:

• Minor roof repairs: a few hundred dollars; full replacement can run into the tens of thousands depending on size and material.
• HVAC repairs: a few hundred dollars; full replacement is often several thousand.
• Plumbing fixes: roughly $100 to $1,000 for many common repairs.
• Foundation repair: from a few thousand to tens of thousands depending on scope.
• Termite treatment and minor wood repairs: a few hundred to several thousand.

Timing tips:

• Schedule your inspection 1 to 2 weeks before listing if you expect mostly minor repairs, or earlier if you suspect larger issues.
• Minor fixes may take days; roof or foundation projects can take weeks from estimate to completion.
• Keep receipts and warranties for any completed work. These can help marketing and buyer confidence.

Pros and cons for McKinney sellers

Potential benefits

• Reduce surprise repairs that could derail or delay closing.
• Price more accurately and avoid last-minute concessions.
• Show transparency that can build buyer trust and speed up negotiations.
• Address items that could affect FHA/VA financing.

Potential drawbacks

• You create a written report that gives buyers clear visibility into issues.
• Upfront costs for the inspection and any repairs you choose to complete.
• Buyers often still order their own inspection.
• Major defects revealed early force a decision: repair, credit, or sell as-is and price accordingly.

When it makes sense

• Older homes or homes with visible wear.
• You want a predictable, quicker close or you live out of town.
• The property shows obvious issues, like roof aging or prior moisture stains.
• You plan to sell as-is but want to set clear expectations.

When to skip or wait

• Newer homes with recent builder inspections and active warranties.
• You have a recent professional inspection or documented repairs within the past 6 to 12 months.
• A very strong seller’s market where multiple offers reduce inspection leverage.
• You cannot make repairs or offer credits if issues surface.

How to use your results

Repair, credit, or as-is

• Repair high-impact items like active leaks, safety concerns, or significant electrical issues.
• Get written estimates and offer buyer credits for items you choose not to fix.
• Disclose and price as-is when repairs are not practical within your timeline.

Market your transparency

• Share a pre-inspection summary with buyers or make the full report available upon request.
• Highlight completed repairs, permits, receipts, and warranties in your listing materials.
• If you addressed roof or foundation items, showcase the work with documentation buyers can verify.

Practical tips

• Hire an inspector experienced with Collin County conditions like expansive soils, drainage, and hail-prone roofs.
• Pair a general inspection with a WDI/termite inspection, since WDI findings are frequently negotiated in Texas.
• Keep permit and contractor documents on hand. Check records through the City of McKinney building and permits and Collin County Appraisal District as needed.
• If structural concerns are flagged, seek a qualified engineer’s evaluation and a written plan.

A simple decision checklist

• Is your home older or showing wear? Lean toward pre-inspecting.
• Do you need a faster, more predictable closing? Pre-inspecting can reduce delays.
• Will many buyers be using FHA or VA loans? Address potential loan-blocking items early.
• Do you have time and budget for high-impact fixes? Pre-inspect to prioritize and price confidently.
• Is the market extremely competitive for sellers right now? Consider whether pre-inspecting helps or hurts your negotiation position.

A 2-week pre-list plan

1. Talk with your listing agent about buyer expectations and local comps.
2. Order a general pre-listing inspection and a WDI/termite inspection. Add a sewer scope if your area has older lines or recurring issues.
3. Review the report and get bids for any significant items like roof, HVAC, or foundation.
4. Decide your approach: repair, credit, or as-is. Keep all receipts, permits, and warranties.
5. Complete the TREC Seller’s Disclosure Notice and decide how you will share the inspection summary or report with buyers.

The bottom line for McKinney sellers

A pre-listing inspection is not a requirement, but it is a strategy. In McKinney, it can reduce surprise repairs, help you set the right price, and improve buyer confidence. It is especially useful for older homes, visible wear, or sales where you want a faster, more predictable close. If you expect FHA or VA buyers, it can help you address items that might otherwise stall financing. For newer homes with fresh inspections or active warranties, you may choose to skip it and let the buyer’s inspection lead the way.

If you want to weigh the numbers and choose the right path for your property and timing, reach out. Jeremy Jordan offers a free, local consultation and a clear plan to position your home for a smooth sale.

FAQs

What is a pre-listing inspection for McKinney home sellers?

• A pre-listing inspection is a seller-ordered inspection before listing that identifies condition issues so you can repair, offer credits, or sell as-is with proper disclosure.

Do Texas sellers still need the TREC Seller’s Disclosure if they pre-inspect?

• Yes. You must truthfully complete the TREC Seller’s Disclosure Notice even if you pre-inspect, and disclose known defects to buyers.

Will buyers still do their own inspection in McKinney?

• Usually yes. Most buyers order their own inspection for independent verification, even when a seller provides a pre-inspection report.

How much does a pre-listing inspection cost in Collin County?

• General inspections typically run about $300 to $600, with WDI/termite around $75 to $200 and sewer scopes about $100 to $350.

Does pre-inspection help with FHA or VA financed buyers?

• It can. Pre-inspection may flag items that affect FHA/VA minimum property standards so you can address them before appraisal or loan review.

Should I pre-inspect a newer home in McKinney?

• If the home is new or recently inspected with active warranties, you may not need a pre-inspection. In a strong seller’s market, many sellers choose to wait for the buyer’s inspection.