Thinking about listing your Corte Madera home this spring? You might be wondering what seller pre-inspections include, how much they cost, and whether they actually help. You are not alone. The right pre-listing reports can sharpen your pricing, reduce surprises in escrow, and give buyers more confidence. Below is a clear look at what most Corte Madera sellers order, how long it takes, and how to use the results to your advantage. Let’s dive in.
The standard pre-inspection package
General home inspection
A general inspection reviews the big systems and safety items. Expect coverage of the foundation and framing, roof surfaces if accessible, siding and exterior elements, decks and railings, grading and drainage, visible plumbing and electrical, HVAC components, attic insulation, windows and doors, interiors, and basic appliance operation. Reports are typically narrative with photos and a severity rating so you can prioritize.
In Corte Madera, inspectors pay close attention to moisture intrusion, flashing around decks and windows, and exterior wood condition. Older homes may show vintage wiring or plumbing that an inspector will flag for safety or lifespan.
WDO or pest inspection
A WDO inspection looks for wood-destroying organisms and conditions that support them. Inspectors check crawlspaces, structural wood, eaves, decks, and areas near soil or moisture for evidence of termites, wood rot, fungus, or carpenter ants. In California, official WDO reports must be completed by a licensed pest control operator.
Marin’s damp climate and wood construction mean rot and termite risk are common. The report will call out any active infestation, past damage, and recommended treatment or repairs.
Roof inspection
A roof specialist can provide a deeper assessment than a generalist. Expect a roof walk when safe or a close ladder inspection to evaluate coverings, flashing, penetrations, gutters, attic ventilation, and signs of leaks. You will often receive an estimate of remaining life and a list of immediate versus deferred repairs.
Coastal exposure in Corte Madera can accelerate wear on certain materials. Tile and composition roofs are typical, and flashing at valleys, chimneys, and skylights deserves a careful look.
Sewer lateral camera scope
A sewer scope sends a camera through the property’s lateral line to the main. It identifies roots, offsets, blockages, collapsed sections, pipe material, and slope issues. You receive a video, still images, and a written assessment with repair recommendations if needed.
Many older Marin homes have clay or cast-iron laterals that can attract roots or fail over time. Rules about testing or compliance can vary by jurisdiction. Confirm current requirements with the Town of Corte Madera Public Works and the local sanitation authority before you list.
Typical costs and timing
- General home inspection: $450 to $900 for most single-family homes.
- WDO inspection: $150 to $350.
- Roof inspection: $150 to $400 if ordered separately.
- Sewer lateral camera scope: $200 to $600, depending on access and run length.
- Specialized add-ons like HVAC, chimney, pool, or mold: $150 to $500 each.
Scheduling often takes a few days to 2 weeks, especially in early spring. A general inspection takes about 2 to 4 hours. WDO and sewer scopes are usually 30 to 90 minutes each. Most reports arrive within 24 to 72 hours. If you plan to complete repairs before you go live, budget 2 to 3 weeks from ordering inspections to having documents and receipts ready for your disclosure packet.
How pre-inspections help you sell
- You find issues early and address major items before buyers discover them.
- You price with confidence using documented condition and repair receipts.
- You move faster in escrow because buyers already have professional reports.
- You face fewer last-minute renegotiations since there are fewer surprises.
- You create buyer confidence in a competitive spring market by sharing recent reports.
What to expect from each report
- General inspection: photo-rich report with clear notes on safety items, major repairs, and maintenance tasks.
- WDO report: identifies active infestations and conditions, with treatment or repair recommendations.
- Roof report: condition overview, remaining life estimate, and a breakdown of immediate versus future fixes.
- Sewer scope: video and images showing line condition, locations of defects, and recommended next steps.
Repair, disclose, or credit
- Repair then list: Fix safety and major defects and include receipts with your disclosure packet.
- Disclose and price adjust: Share reports and price accordingly when repairs are not cost-effective now.
- Provide estimates and suggested credits: Gather contractor quotes to help buyers understand costs and reduce friction during negotiations.
- Fix during escrow: Agree on specific repairs to be completed with clear timelines and contractor terms.
Step-by-step checklist for Corte Madera sellers
- Verify local rules. Contact Town of Corte Madera Public Works and your sanitation authority to confirm any sewer lateral requirements at transfer. Check permit status for past additions or significant work.
- Hire experienced, licensed inspectors. Ask for sample reports, references, and turnaround times. For WDO, use a licensed structural pest control operator.
- Order your core package. General, WDO, roof, and sewer scope are the standard bundle for Corte Madera sellers preparing for spring.
- Review reports and prioritize. Separate safety or major structural items from routine maintenance and cosmetic tasks.
- Get estimates. For items you will repair, secure written bids. For items you will not repair, collect quotes to share with buyers.
- Build your disclosure packet. Include the Transfer Disclosure Statement, all pre-inspection reports, and receipts for completed work.
- Time your market launch. Aim to complete inspections and key repairs 2 to 3 weeks before going live to keep momentum.
Choosing inspectors and contractors
- Select pros with Marin County experience and knowledge of common local defects.
- Ask for sample reports to ensure strong photos and clear, actionable summaries.
- For sewer scopes, confirm you will receive the full video, stills, and written recommendations.
- For WDO, verify California licensing and that the report format is buyer friendly.
Common Corte Madera findings
- Roof flashing and eave deterioration related to moisture.
- Redwood deck and railing wear from exposure.
- Aging or galvanized plumbing with reduced flow or corrosion.
- Vintage electrical components that do not meet current safety standards.
- Tree root intrusion into older clay or cast-iron sewer laterals.
- Unpermitted modifications in older properties.
Plan your spring timeline
Early spring is busy, so book inspections as soon as you decide to sell. Use the next 2 to 3 weeks to finish critical repairs, gather receipts, and finalize your disclosures. Enter the market with reports in hand, a pricing strategy aligned to condition, and a clear plan for any items you prefer to credit rather than fix.
Ready to sell with confidence?
If you want a coordinated, low-friction path to market, we can help you scope the right inspections, prioritize repairs, and package the results so buyers feel informed. For a discreet conversation about your plans, connect with Matt Knight for a confidential market consultation.
FAQs
What is included in a seller pre-inspection in Corte Madera?
- A typical package includes a general home inspection, WDO or pest inspection, a roof evaluation, and a sewer lateral camera scope, plus optional specialist add-ons.
How much do pre-inspections cost in Marin County?
- Expect roughly $450 to $900 for a general inspection, $150 to $350 for WDO, $150 to $400 for roof, and $200 to $600 for a sewer scope, with add-ons priced separately.
How long do pre-inspections and reports take before listing?
- Scheduling can take a few days to 2 weeks in early spring, inspections take 30 minutes to 4 hours each, and most reports arrive within 24 to 72 hours.
Why do pre-inspections help sellers during escrow?
- They reduce surprises, support accurate pricing, give buyers confidence, and can limit renegotiation or delays tied to inspection contingencies.
Do I need a sewer lateral compliance test when selling in Corte Madera?
- Requirements vary by jurisdiction and can change, so confirm current rules with the Town of Corte Madera Public Works and your local sanitation agency before you list.
Should I repair issues or offer credits after pre-inspections?
- Repair critical safety or major items when cost-effective, disclose everything, and consider pricing adjustments or buyer credits for higher-cost or cosmetic items.
