"The sellers who control the conversation are the ones who already know their home's condition. A pre-listing inspection puts you in that seat before the first showing."
A pre-listing inspection is one of the smartest moves a seller can make. Before your home ever hits the market, Tom Cely gives you the same complete, impartial evaluation a buyer's inspector would — so there are no surprises waiting to derail your sale. You learn exactly what condition your home is in, what (if anything) needs attention, and how to price and position it with confidence. Tom personally performs every inspection across the Central Savannah River Area, following the ASHI Standards of Practice and explaining every finding in plain language.
A pre-listing inspection is a thorough evaluation of your home's visible and accessible systems and components — inside and out — identical in scope to the inspection a buyer would order. Tom examines the roof, exterior, attic, walls, ceilings and floors, bathrooms, kitchens, laundry, electrical, plumbing, HVAC, foundation and crawlspace or basement, and the grounds and irrigation.
Every finding is documented with clear, high-resolution photos and delivered in a written report free of jargon — typically within 24 hours. Tom also provides an informative field summary of the major points and answers any questions you have. Armed with that report, you decide what to repair, what to disclose, and how to price — long before a buyer's inspector ever walks through the door.
Whether you're listing a longtime family home or preparing a property for market, you go in knowing exactly what a buyer will find — and you control the narrative from day one.
Most deals don't fall apart over the asking price — they fall apart at the buyer's inspection, when surprises surface and the buyer suddenly holds all the leverage. A pre-listing inspection flips that dynamic in your favor. When you already know what's there, nothing the buyer's inspector finds can blindside you or stall your closing.
Knowing your home's true condition lets you price it accurately, fix or disclose issues on your own schedule, and gather repair estimates instead of accepting a buyer's inflated credit demands. Across the CSRA, the region's hot, humid climate and varied housing stock mean even well-kept homes can carry issues — moisture and mold concerns, aging HVAC and roofing, or minor electrical and plumbing items — that are far cheaper to address before a buyer's inspector flags them.
A clean pre-listing report also becomes a selling tool: it signals transparency, builds buyer confidence, and can shorten negotiations. Sellers who go in informed keep more of their proceeds and close with far less stress.
Preparing to list is the most common scenario — scheduling a few weeks before going to market gives you time to review findings, get repair estimates, and complete any work on your own timeline rather than under the pressure of a pending contract.
Sellers of older homes use it to get ahead of condition concerns, while those who've owned a home for many years rely on it to understand how systems have aged before a buyer's inspector takes a look. Estate sales and relocations benefit too, giving sellers and their agents a clear, documented picture of the property up front.
Real estate agents across the CSRA recommend pre-listing inspections to their seller clients because a documented, up-front condition report reduces renegotiation, keeps transactions moving, and protects everyone from last-minute surprises.
From your first phone call to the report in your inbox — clear communication and no surprises at every step.
Call Tom at 706-840-4907. We'll answer your questions and book a time that fits your listing timeline.
Tom performs a complete, careful evaluation of your home's systems and components, documenting every finding with photos.
You receive a detailed, jargon-free report — typically within 24 hours — plus a field summary of the major points.
Use the report to repair, disclose, and price with confidence — so you list your home on your terms.
A pre-listing inspection is only as good as the inspector behind it. Tom's experience and credentials make the difference.
A South Carolina licensed Residential Home Inspector who inspects per the ASHI Standards of Practice on every job.
Real-world experience built since 2014 across the CSRA — and the eye for detail that comes with it.
15+ years in residential and light commercial construction quality control informs every inspection Tom performs.
Plain-language reports and a field summary of the major points — giving you everything you need to list with confidence.
It's the same thorough evaluation a buyer would order — roof, exterior, attic, walls, ceilings and floors, bathrooms, kitchens, laundry, electrical, plumbing, HVAC, foundation and crawlspace or basement, and the grounds. You receive a detailed report with high-resolution photos so you know exactly what a buyer's inspector will see.
A few weeks is ideal. That gives you time to review the report, gather repair estimates, and complete any work on your own schedule — rather than under the pressure of a pending contract and a buyer's deadline.
Not at all. The report simply gives you the facts. You decide what to repair, what to disclose, and what to factor into your asking price — the choice is yours, made calmly and ahead of time.
Often, yes — and that's fine. The point of a pre-listing inspection is that you already know what theirs will find, so nothing catches you off guard. A clean report you can share also builds buyer confidence and can speed up negotiations.
Reports are typically delivered within 24 hours of the inspection — written in clear, plain language and ready to share with your real estate agent as you prepare to list.
Call or text Tom directly at 706-840-4907, or use our contact form. Tom personally handles all scheduling and is happy to answer any questions before booking.
SC License RBI 48737 • Certified Residential Mold Inspector • 3,000+ Inspections • Serving the CSRA Since 2014