BIC TIP #1220: Inspections Prior to Contract
Can a buyer bring an inspector to a house before there is a contract? In this BIC TIP, inspired by a thought from Stephen Long’s good friend Dean Sitton, the answer is yes, it can be done. The key ingredient is seller permission, and the safest version is a non-invasive inspection.
Due Diligence Lives in the Contract
The Offer to Purchase and Contract spells out that the buyer can obtain inspections as part of their due diligence. That right comes from the contract. If there is no contract yet, there is no contractual right to inspect.
That is why the question comes up: Hey, can I bring my HVAC inspector to look at the house before we write an offer? The buyer is not automatically entitled to do so, but that does not mean the door is closed.
Ask First, Inspect Second
Stephen’s answer is simple: sure you can, as long as the seller approves it. The seller needs to be informed and give permission. The buyer’s agent should work through the listing agent to request access, explain what kind of inspection is planned, and get clear approval before anyone shows up with tools.
Getting that permission in writing is a smart move for everyone involved. It documents what was agreed to and protects all parties if questions come up later.
Keep It Non-Invasive
Typically, a pre-contract inspection should be the kind that does not do any damage. Looking at a system, testing equipment, or observing conditions is very different from cutting, drilling, or removing anything. Sellers are far more likely to say yes when they know the inspection will leave their home exactly as it was.
If anything about the request seems unusual, check with your broker-in-charge before moving forward.
The Practical Takeaway
A buyer can absolutely get an inspection before going under contract, but only with the seller’s informed permission, and ideally for a non-invasive inspection that does no damage. Clear it with the listing side first, document it, and you can give your buyer extra confidence before they ever sign an offer.
