Short answerA condition walk is a free walk through of your house before you list. I look for what a buyer's inspector and an FHA, VA, or USDA appraiser are likely to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose. It is a REALTOR® and contractor evaluation, not a home inspection.
What happens during the walk?
We walk the house together, usually in under an hour. I look at the roof line and gutters from the ground, the grading, the foundation and basement or crawlspace, the electrical panel and outlets, the water heater and furnace, the attic access, windows, decks, railings, and anything you already know is a problem.
You get a short written list afterward. Each item is sorted into one of four paths: repair before listing, offer a credit, price it in, or disclose it. Where I can, each item has a planning cost range.
What it is not
- It is not a home inspection. I do not open walls, take systems apart, or test for radon, mold, or lead. A licensed home inspector does that.
- It is not an appraisal. Only a licensed appraiser sets value for a lender.
- It is not a sales pitch for repair work. I own Wardmark Property Operations, a contracting company, and you are always free to use any contractor you choose. Nothing about listing with me depends on hiring Wardmark.
Why do it before listing?
Every surprise found after you accept an offer becomes a negotiation on the buyer's schedule. Items found before you list become decisions on yours. See what to fix before listing and what a home inspector may flag.
Who can book one?
Any homeowner in Southern Indiana who is thinking about selling and has not signed a listing agreement with another agent. There is no cost and no obligation to list.
Frequently asked questions
Is the condition walk really free?
Yes. There is no fee and no obligation to list with me or to hire anyone for repairs.
Does the condition walk replace a pre listing inspection?
No. It is a REALTOR® and contractor evaluation. If you want a full inspection before listing, hire a licensed home inspector.
Do I have to disclose what we find?
Indiana's seller disclosure form asks about conditions you actually know about. Ask a real estate attorney how that applies to anything we discuss.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.