June 27, 2025 #1 Local News, Information and Event Source for the Century City/Westwood areas.

Benefits of a seller pre-inspection

For the past 28 years Michael Edlen has tracked local statistics and trends, and has provided real estate counseling services to thousands of prospective buyers and sellers.
For the past 28 years Michael Edlen has tracked local statistics and trends, and has provided real estate counseling services to thousands of prospective buyers and sellers.

In a typical escrow, the buyer may have up to 17 days to perform property inspections before having to remove their investigation contingencies. Frequently they discover conditions during this period and ask the seller to either repair or replace some things, or to give them a substantial credit before they agree to remove contingencies.

Even in homes that have been well-maintained, there may be several conditions that are unknown to an owner. One benefit of having a professional inspection done before any prospective buyers see the property is that the seller has the opportunity to do some repairs in advance if they choose.

Another benefit is that the buyer has fewer unknowns to worry about or that can become subjects of serious concern during escrow.

The following are some examples of recent findings made during pre-inspections done by clients at our suggestion.

• Galvanized steel pipes apparently have a life expectancy of about 50 years. Often they are replaced with copper piping only in sections that start to leak and may be improperly connected to the newer copper lines. Leaks may be on-going for many months before finally discovered.

• The wiring may be old and have reversed polarity or missing ground connections. Ground Fault Interrupter Circuits (GFCIs) may not have yet been installed.

• Roots may have penetrated the sewer line and require a rooter-type clearance service once or twice annually. The original cast iron waste lines may have begun to rust out.

• The chimney may have gaps between mortar joints and missing or ineffective rain cap or spark arrestor on top.

• Moisture may be under the house, due to several different sources. Some examples are: leaking pipes, rusted drain line, broken sprinkler pipe, over-watering, misdirection of water run-off toward the house, non-existent or inadequate gutters and downspouts, periodically high water table, and slope run-off from a neighboring property.

• Air conditioning condensers may be missing a drip pan and/or secondary condensate backup line, which could lead to serious moisture issues.

• Vent pipes for furnace or hot water heater may have inadequate clearance from flammable materials such as wood, or be partially disconnected.

• Wood fences may have termite or dry rot damage or be worn. Tree branches or roots may also impact them.

• Pool fences may need self-closing gates for child safety.

• Pool equipment may not be electrically bonded or grounded properly. The piping or pool equipment may have leaks under the yard surface.

• Mold may be growing under a sink, behind a cabinet, or under carpeting. Water may be keeping some wood wet, which can quickly lead to mold or dry rot, and remediation of such issues can become very costly.

• Hardwood flooring may have uneven or stained areas that could have been caused by moisture problems. They may need refinishing to eradicate pet stains or serious scratch marks.

• Doors and windows may not open or close easily. Occasionally, latches and locks need repair or replacement.

To the extent that a buyer knows of such issues and conditions before making an offer, they cannot claim to have found surprises or unexpected problems during their property inspections. Therefore, the seller is far less likely to have challenges due to such issues.

Michael Edlen has been involved in more than 1,200 property inspections and has found that pre-inspections have resulted in tremendous benefit to sellers in many transactions. He can be reached at 310.230.7373 or Michael@MichaelEdlen.com.

Related Posts

Santa Monica Police Arrest Shooting Suspect After Officer Ambushed Near Downtown Mall

June 26, 2025

June 26, 2025

Man Linked to Waymo Vehicle Gunfire Taken Into Custody Following Tense Manhunt The suspect wanted in connection with a shooting...

Brentwood Weekend Specials: $9 Wine & Street Tacos, Blush-Inspired Lattes & Beauty Swag

June 26, 2025

June 26, 2025

Street Tacos and Wine Meets Self-Care in Brentwood and Santa Monica Brentwood Fine Wines will welcome back local culinary favorite...

Michelin Stars Shine Bright on LA: Somni West Hollywood and Providence Earn Top Honors

June 26, 2025

June 26, 2025

Two Restaurants in Los Angeles Receive Three Stars as Michelin Guide Celebrates Bold Flavors The MICHELIN Guide California 2025 celebrated...

Cherished Culver City Ice Cream Vendor Abducted in Broad Daylight

June 26, 2025

June 26, 2025

Ambrocio “Enrique” Lozano’s Disappearance Led To Grassroots Action Ambrocio Lozano, also known in the neighborhood as Enrique, was abducted around...

Brentwood Home by Landry Design Group Wins Top National Architecture Award

June 25, 2025

June 25, 2025

Landry Design Group Wins Gold Nugget Awards for Brentwood, Crestwood Projects Landry Design Group (LDG) earned two top honors at...

(Video) WISE & Healthy Aging Helps Loved Ones Boost Their Quality of Life

June 24, 2025

June 24, 2025

See How the Nonprofit’s Innovative Programs Advance the Dignity of Life for Older Adults See How the Nonprofit’s Innovative Programs...

Masked Federal Agents Detain Iranian Asylum Seeker and Wife in Westwood

June 24, 2025

June 24, 2025

31-Year-Old Woman was Hospitalized After Possible Medical Emergency On Tuesday, June 24, between 11:00 a.m. and 11:30 a.m., near the...

Los Angeles Leaders Push to Ban Masks for Federal Agents Amid Immigration Raids

June 24, 2025

June 24, 2025

Concerns Grow Over Anonymous ICE and CBP Officers in Los Angeles   A growing coalition of California lawmakers and local leaders...

(Video) Food Fight: Chefs Join Forces to Raise Money to Protect Immigrant Families in Venice

June 24, 2025

June 24, 2025

Estrano, Little Dynamite, Sunday Gravy, Kabob Senpai Answer the Call From Turk’s Pizza Party. Dave Turkel Put This Food Resistance...

Squatter-Plagued Beverly Grove Buildings Could Be Razed After Hazard Cleanup

June 24, 2025

June 24, 2025

Demolition of Three Abandoned Apartments May Begin in Two Weeks Three abandoned apartment buildings in Beverly Grove may soon be...

From Westwood to DTLA, Angelenos March Against Military Escalation in Iran

June 23, 2025

June 23, 2025

Protestors Rally at the Westwood Federal Building This Weekend Following President Donald Trump’s authorization of airstrikes on three Iranian nuclear-related...

LAPD Sergeant Killed Assisting Crash Victims on 405 Freeway in Brentwood

June 23, 2025

June 23, 2025

Tragic Early-Morning Collision Claims Two Lives, Including Veteran Sergeant Two people, including an LAPD sergeant, were killed early Monday in...

Recent Homebuyer Down Payments Slip for First Time in Nearly Two Years

June 23, 2025

June 23, 2025

April’s Median Down Payment Fell as Buyers Lean Toward Lower-Cost Homes The median down payment made by U.S. homebuyers dropped...

Del Rey Affordable Housing Project to Rise on Former Charter School Site

June 23, 2025

June 23, 2025

Community Corp., Local Faith Group Team Up to Build 122 New Apartments Plans are moving forward for a new residential...

Paris Hilton Buys Mark Wahlberg’s Beverly Park Mansion for $63.1M

June 22, 2025

June 22, 2025

The Heiress and Media Mogul Joins a Star-Studded Neighborhood Paris Hilton and husband Carter Reum have purchased a high-profile estate...