Get Ahead of the Buyer's Inspector
In almost every transaction, the buyer will hire their own inspector. A pre-listing inspection lets you see the home through that same lens first — giving you the chance to fix, disclose, or price around issues before they become negotiating leverage in someone else's hands.
Closer Look Inspections has served Orlando and Central Florida since 2015. Our Certified Master Inspector evaluates every major system and delivers a same-day digital report, so you walk into your listing appointment knowing the true condition of your home and how to present it.
Florida homes carry conditions that surprise sellers as often as buyers: aging roofs in hurricane country, humidity-driven moisture, older plumbing, and electrical work from past renovations. Knowing about them in advance turns a potential deal-breaker into a simple line item you control.
What a Pre-Listing Inspection Covers
A pre-listing inspection is the same comprehensive, top-to-bottom evaluation a buyer would order — performed for you, the seller, so you see everything first.
Structure & Roof
We evaluate roof covering, flashing, and penetrations using FAA-licensed drone inspection, plus attic framing, decking, and ventilation from the inside. Roof condition is the single most common sticking point in Florida sales — knowing yours ahead of time is a major advantage.
Electrical, Plumbing & HVAC
The three systems that generate the most repair requests. We test the electrical panel and wiring, evaluate the water heater, supply lines and fixtures, and run the HVAC through full cooling and heating cycles to document function, age, and condition.
Foundation, Walls & Interior
Foundation and settlement signs, exterior cladding, windows, doors, and interior finishes — documented with photos. Infrared thermal imaging is included to catch hidden moisture and electrical hot spots before a buyer's inspector does.
Insurance Reports Included
Wind mitigation and 4-point insurance reports are included at no additional charge. Providing these up front helps buyers secure insurance quickly and can keep your deal moving toward closing.
Inspection Coverage
- Roof & attic
- FAA-licensed drone roof inspection
- Roof covering & flashing
- Attic framing & ventilation
- Structure & foundation
- Foundation & grading
- Exterior walls & cladding
- Windows & doors
- Electrical, plumbing, HVAC
- Electrical panel & wiring
- Plumbing fixtures & supply
- HVAC heating & cooling
- Water heater evaluation
- Florida-specific coverage
- Infrared thermal imaging
- Water intrusion assessment
- Pest & wood rot evaluation
- Insurance reports included
- Wind mitigation report
- 4-point insurance report
- Same-day digital report
Three Reasons Sellers Inspect Before Listing
A pre-listing inspection is a small investment that protects your sale price and your closing timeline.
Control the Narrative
When you know about an issue first, you decide how to handle it — repair it, disclose it, or price for it. When the buyer's inspector finds it, they control the conversation and often ask for far more than the repair is worth.
Prevent Deal Collapse
The inspection contingency is where most Central Florida deals fall apart. Eliminating surprises before you list dramatically lowers the odds of a renegotiation or a buyer walking away after you're under contract.
Price With Confidence
A clean, professional inspection lets you list at the right price and back it up. Some sellers even share the report with buyers to build trust and support a stronger offer.
Why Central Florida Sellers Trust Closer Look
The credibility of your pre-listing report depends on the credentials behind it. Here's what sets Closer Look apart in the Orlando market:
- Certified Master InspectorKeith Wilson holds the Certified Master Inspector designation — the highest credential in the home inspection industry, requiring thousands of completed inspections, continuing education, and a verified track record. Most inspectors never reach this level.
- Licensed Florida Mold AssessorFlorida's humidity makes mold a real risk. Keith is a Florida Licensed Mold Assessor, so any suspected moisture or mold issue found during your service can be properly evaluated without bringing in a separate vendor.
- FAA-Licensed Drone Roof Inspection — IncludedSteep, multi-story, or tile roofs that can't be safely walked still get full aerial documentation as part of every full inspection. No additional charge, no skipped roof areas, no guesswork.
- Insurance Reports Included at No ChargeWind mitigation and 4-point insurance reports are included with every full home inspection — saving you the $150 to $300 other inspectors charge for these reports separately.
- Same-Day Digital ReportsYour full Scribeware report is delivered the same day via email, with color-coded priority labels and a built-in repair request builder you can send directly to the other party's agent.
- Live Answered Calls 24/7Real estate moves fast and questions don't wait. Carol Wilson and the Closer Look team answer calls live, around the clock. Scheduling typically happens within 48 hours.
The Inspection Process
From first call to delivered report, here's exactly what to expect when you book with Closer Look.
Schedule
Call 407-319-4608 or book online. Live answered 24/7. Scheduling typically within 48 hours to fit your timeline.
On-Site Inspection
Your inspector performs a complete top-to-bottom evaluation — typically 2 to 4 hours depending on the size, age, and condition of your home.
Walkthrough
You're welcome on-site. Your inspector walks you through key findings, answers questions, and shows you what matters most.
Same-Day Report
Your full digital report — with photos, color-coded priorities, and repair request builder — is delivered the same day via Scribeware.
Frequently Asked Questions
Everything Central Florida property owners want to know before scheduling.
Is a pre-listing inspection worth it for sellers?
For most sellers, yes. It puts you ahead of the buyer's inspector, removes surprises that derail deals, and gives you time to make repairs on your own schedule at your own contractors' prices — almost always cheaper than the credits a buyer will demand after finding the same issue.
Do I have to fix everything the inspection finds?
No. The report is your information to use as you choose. You can repair items, disclose them, or price the home to account for them. What matters is that you're making informed decisions instead of reacting to a buyer's demands under a contract deadline.
Will I have to disclose the inspection to buyers?
Florida requires sellers to disclose known material defects. A pre-listing inspection makes you aware of conditions, and your real estate agent can advise on exactly what must be disclosed. Many sellers find that transparent disclosure actually strengthens buyer confidence.
When should I schedule my pre-listing inspection?
Ideally 2 to 4 weeks before you plan to list — enough time to address any items you choose to repair and to have documentation ready for your listing agent. Call 407-319-4608 and we can usually schedule within 48 hours.
What's included at no extra charge?
Every full inspection includes wind mitigation and 4-point insurance reports, FAA-licensed drone roof inspection, infrared thermal imaging, and a same-day digital report — the same reports a buyer would otherwise order separately.
Do you serve my city in Central Florida?
Yes — we serve the entire greater Orlando metro, including Orlando, Winter Garden, Horizon West, Lake Nona, Windermere, Clermont, Winter Park, Saint Cloud, Ocoee, Davenport, and all communities across Orange, Osceola, Lake, Polk, Seminole, Volusia, and Sumter counties.
Ready to Sell With Confidence?
Scheduling within 48 hours • Same-day digital reports • Live answered calls 24/7