Why Are Offers Made Before Inspections Are Done?

In today's market, here's the standard process:

This is like buying a used car without a mechanic's inspection, then discovering engine problems after you've agreed to purchase it.

When I ask listing agents basic questions about properties they're marketing—"When was the roof last replaced?" "Any known foundation issues?" "How's the HVAC system?"—most can't answer with any real certainty. They're selling something they've never properly evaluated.

This creates a cascade of problems:

Smart sellers are adopting transparent selling practices that include professional pre-inspection before listing, then sharing those reports with interested buyers.

The challenge? Traditional platforms like Zillow and MLS systems don't allow easy document sharing with potential buyers. This forces the same lack of transparency that creates problems in the first place. However, modern platforms designed for transparency are changing this dynamic by letting sellers share inspection reports directly with interested buyers.

The results? Properties sell faster, with fewer surprises, stronger offers, and buyers feel confident enough to purchase directly without needing extensive additional representation.

Of course, smart buyers can still include an inspection contingency in their offer, allowing them to verify the provided reports with their own inspector. Pre-inspection isn't about limiting buyer rights—it's about putting your best foot forward to save everyone time and money. As I always say: be the seller you would want to buy from.

Most listing agents follow traditional brokerage training that emphasizes the standard two-agent system. This training doesn't typically include pre-inspection strategies, which means agents often aren't equipped to offer transparency-focused alternatives that could simplify the process.

When sellers provide complete transparency upfront, buyers feel more confident purchasing directly—prudently reducing the need for a buyer agent's 2.5-3% commission.

If you're selling, ask your listing agent to explain why they're marketing a property they haven't properly evaluated. If they resist pre-inspection, ask whose interests they're really protecting.

If you're buying, ask for inspection reports upfront. If the seller hasn't provided them, question what they might be hiding—and factor that risk into your offer accordingly. Oftentimes sellers have completed a Seller's Property Disclosure which you can request before making an offer, however, they're often not filled out or left minimally completed.

The industry profits from keeping you in the dark about what you're actually buying or selling. The solution is simpler than they want you to believe.

Want my specific strategies that keep your money where it belongs—in your pocket? Write me directly at [email protected] or schedule a free strategy call.

The nation's largest trade group spent millions training you to call all agents "Realtors"—while claiming superior ethics. Then they paid $418 million for colluding to inflate the commissions they charged you. I'll reveal what this "ethical" branding is really costing you.

I'm Mathew Speer, founder of Real Estate Insider News. I've invested in real estate for two decades, worked as an agent for 14 years including time at large brokerage firms, and owned and operated my own independent real estate brokerage, Local Real Estate Advisors, for seven years. I authored "The Consumer's Guide to Buying and Selling Real Estate" after witnessing an industry that profits from keeping consumers in the dark.

I write this newsletter to arm you with the knowledge that saves thousands while simplifying the process — exposing the tactics, revealing the truth, and giving you the power to transact on your own terms in a system designed to work against you.

Need guidance on your real estate situation? Contact me at [email protected].