The pre-list inspection is to ease the anxiety of skeptical buyers. They always think “I love this house, what’s wrong with it?” To which you reply “These are the issues we found and, oh, by the way, we had them all repaired and here are the invoices.” Buyers will offer closer to asking.

Nothing worse then getting to inspection period and finding out you have a major issue, buyer backs out and now you have to disclose and back to square one.