The ‘Friend Inspection’: How Inviting Your Brutally Honest Pal Over Could Save You Thousands

by Julie Taylor

Before you call in a real estate agent—or even think about putting your home on the market—it can pay to have a trusted friend take a hard look around.

There are plenty of reasons why having a fresh set of eyes on your home early can really work in your favor.

While a “friend inspection” may sound casual, it can uncover red flags you’ve stopped noticing, help you avoid price-reducing surprises, and ultimately save you thousands of dollars.

Why catching issues early matters more than ever

Once your home is on the market, agents and buyers may be quick to point out flaws, and those flaws can turn into leverage for lower offers.

"Buyers, their agents, their family members—and probably even their dog, if he could talk—will point out flaws," says real estate agent Chantay Bridges, of eXp Realty. "If they point out too many flaws, your offer price can go way down the tube."

Too often, sellers lose negotiating power when issues are spotted while the selling process is underway.

"I once walked a property where everything looked solid, but there was a strong pet odor throughout the home," says real estate agent and investor Ron Myers, of Ron Buys Florida Homes. "The seller didn’t even notice it anymore—but every buyer sure did. It immediately turned people off, and even though the house was priced right, that one issue dropped potential offers by $15,000."

Cara Ameer, a real estate agent with Coldwell Banker, agrees that preventive fixes can save you big bucks down the line.

"I had a seller who had a couple of fogged windows in their home," she says. "If they had replaced them prior to closing, the buyer may not have assumed all of the windows needed to be replaced by the seller because of that—which was a major expense."

How to navigate a ‘friend inspection’

When you recruit a pal for a friend inspection, emphasize that you're looking for honesty over flattery.

"You need that friend who will tell you like it is," says Bridges. "You need to truthfully know how others view your house, and how to make it stand out in its best light."

Carve out a few hours for the friend inspection, to allow enough time to be thorough.

"I would have them start from the outside and work their way inside," says Ameer, who also suggests providing your friend with the following checklist:

Outside

Curb appeal
Driveway
Walkway
Landscaping
Mailbox
House numbers
Front door
Paint
Siding
Fencing
Backyard space
Patio
Pool

Inside

Walls
Baseboards
Moldings
Flooring and carpeting
Odors
Clutter
Furniture
Decor
Tile
Grout
Windows
Window treatments
Lighting
Ceiling fans
Appliances
Countertops
Doors and doorknobs
Sinks
Toilets
Closets
Water heater
Air-conditioning/heating system
Fireplace/chimney

"To get a thorough assessment, your friend will need to walk through every room and area of the house, including the garage, attic, and basement," says Ameer.

As for getting your results, you could walk through the house with your friend so they can give you feedback in real time, or they can jot down notes or take photos to share afterward.

What feedback is most helpful to act on

Once your friend inspection is done, you'll likely have a list of issues to consider.

Bridges says flaws that are worth fixing immediately include broken fixtures, glaring cosmetic imperfections, safety hazards, and landscaping.

"Those are all ones that can hurt a sale the most," she explains.

Outdated finishes, poor lighting, or old carpet are issues that may not be deal breakers for buyers, but are worth addressing for faster, stronger offers, according to Myers.

"Presentation matters, especially in a competitive market," he says.

A friend inspection isn’t about perfection, but about walking into the sales process prepared.

"Having an outside perspective lets you see your property the way a buyer would," says Ameer.
"This helps you understand the current impression it gives and what changes could make it more marketable and appealing."

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