Pre-listing inspections
Inspections before you list
Want a smoother sale and fewer surprises? Inspections ordered before buyers walk through give you the edge. In California they also help protect you legally. By uncovering issues early you stay in control, avoid renegotiations and earn buyer trust from day one. We coordinate the right inspections and help you document and disclose what they find.
Which inspections does my home need?
Choose your town and the features that apply. The list updates as you go.
Every inspection, explained
Every home should have a home inspection and a structural pest inspection. Town and sanitary district requirements depend on where the home is. Others depend on the home itself.
Every home · Your property’s full physical
Home inspection
A licensed home inspector evaluates all major systems, including electrical, plumbing, heating, attic, foundation, windows and appliances. Think of it as a full checkup that uncovers issues before buyers do, giving you the chance to prepare or price accordingly. It is one of the most important tools we use to set realistic pricing and reduce surprises during escrow.
Every home · The invisible threat
Structural pest inspection
Covers termites, dry rot, fungus and other wood-destroying organisms. It is a key factor in buyer negotiations, and it helps ensure hidden structural issues do not become deal-breakers later on.
Required by many towns · What lies beneath
Sewer lateral inspection
A camera inspection of the private sewer line that runs from the house to the public main, checking for cracks, root intrusion and leaks. In many Marin communities a sewer lateral inspection is a required point-of-sale inspection, set by the local sanitary district or city, and a certificate is needed before transfer. Where it is not required, such as Novato and parts of San Rafael, we still recommend it.
Required by most cities · What the city has on file
City resale report (Residential Building Record)
Most Marin cities and towns require a resale report, also called a Residential Building Record (RBR). The city pulls its permit file to show what work was permitted and finaled; some cities also send an inspector to the home. If a room or structure on the property does not appear in the record, it may have been built without a permit, which is worth knowing before buyers ask. Novato, San Anselmo and unincorporated Marin do not require one. Ross Valley Fire also requires an exterior fire inspection at sale in Ross and Fairfax.
Fire hazard zones · Defensible space
Defensible space and home hardening
Homes in a high or very high fire hazard severity zone come with California fire hardening and defensible space disclosures. A defensible space inspection is how compliance is usually documented, and some Marin fire agencies require an inspection at sale. It protects the home and supports buyer confidence and insurability.
Depends on the home · Is it time for a replacement?
Roof inspection
Inspects the roofing material, flashing, venting and overall condition. Recommended if your roof is more than ten years old or shows wear. Knowing the roof’s condition up front avoids credit requests once you are in contract.
Depends on the home · What the house sits on
Foundation inspection
When there are signs of cracking, settling or movement, a structural engineer evaluates the foundation and recommends any repairs, so buyers see a professional opinion rather than a question mark.
Depends on the home · Where the water goes
Drainage inspection
Homes on a hillside or sloped lot benefit from a drainage evaluation of gutters, downspouts, grading and subsurface drains, since water management is a common concern for Marin buyers.
Depends on the home · More than just a splash
Pool, spa and hot tub inspection
Evaluates equipment, leaks, heating, structural condition and safety features such as fencing and covers, so buyers and their inspectors find no surprises.
Depends on the home · Worth considering
Fireplace and chimney inspection
Inspects structural integrity, clearances, the smoke chamber and venting. The national fireplace safety standard (NFPA 211) calls for a Level 2 inspection when a property changes hands, and buyers often ask for one.
California also requires sellers to provide written statements on smoke alarms and water heater bracing, to have carbon monoxide alarms where required, and to disclose older plumbing fixtures that do not meet water-conservation standards. Selling in San Francisco? The city has its own point-of-sale requirements, and Jenn will walk you through them.
What happens next
We coordinate the inspections
You get scheduling options with trusted professionals who know local standards and timelines.
You review the digital reports
Detailed reports arrive by email, with time to review findings, ask questions and plan next steps.
We build your disclosure packet
All reports are compiled into a professional disclosure folder provided to buyers up front. It speeds up contingencies and builds buyer trust.
Not sure where to start?
Tell us the address and we will outline the inspections, the likely cost and the timing before you commit to anything.
(415) 302-3198
DRE #01339863
Corcoran Icon Properties, 100 Drakes Landing Road, Suite 125, Greenbrae, CA 94904