For Realtors & Home Inspectors - Pre-Listing Wildlife Inspections
A buyer's home inspector flags "evidence of wildlife in attic" three days before close. The deal slows. The buyer wants $8,000 off. The seller is already in escrow on the next house. There is a cleaner way to do this.
"Evidence of wildlife in attic" is a deal-killer line
Every central Indiana realtor has been here. You list a clean property in Carmel or Westfield. Photos are good. Showings go well. You get an offer at 98% of list. Inspection week, the buyer's home inspector spends 12 minutes in the attic with a flashlight and writes "evidence of wildlife in attic - recommend further evaluation by a licensed wildlife professional" in the report.
That sentence does three things. It signals to the buyer that the house is not what they thought. It opens a credit negotiation that is rarely under $5,000. And it puts the seller's agent in the position of having to find a wildlife company, schedule an evaluation, get a written report, and respond to the buyer's inspector - all on a 72-hour clock.
By the time you call us, the deal is already wobbling. The pre-listing inspection solves the problem on the listing side, not the closing side.
What it is, what it costs, what you get
The team comes out before the listing goes active. We do a full attic, soffit, and exterior wildlife assessment - same depth as the report a buyer's wildlife professional would produce on the back end. Forty-five minutes to ninety minutes on site, depending on the property.
You get a written report, on letterhead, with photos. The report either certifies the property as wildlife-clear with a clean date stamp, or it identifies findings and quotes the repair. Either version is a document the listing agent can hand to the buyer's inspector if the question comes up.
| Inspection type | Cost | Turn time |
|---|---|---|
| Pre-listing inspection, residential under 2,500 sqft | Free | 48 hours |
| Pre-listing inspection, residential 2,500 - 5,000 sqft | $195 | 48 hours |
| Pre-listing inspection, residential over 5,000 sqft | $295 | 72 hours |
| Rush, 24-hour turn | +$150 | 24 hours |
| Re-inspection after repair (if we did the repair) | Free | 48 hours |
The free option on smaller residential is the most common one we do. The math works because if the report is clean, you have a marketing asset. If the report is not clean, the seller usually hires us to do the repair and we earn the work.
The 48-hour flow
You request
Text or email the property address and the seller's contact info. The team coordinates directly with the seller for access - you do not need to be on site unless you want to be.
We inspect
One of the crew is on the property within 48 hours during business hours. Full attic, soffit perimeter, gable inspection, exterior walk for entry sign. We do not move the seller's stored items in the attic, but we look at everything we can see.
Written report
You get the PDF report the same day as the inspection, copied to the seller. Photos. Findings or a clean certification. If findings, a written quote for the repair within the same document.
You list with confidence
If clean, the report sits in your file. If the buyer's inspector raises the wildlife question, you hand them the document and the conversation ends. If findings, the seller has a number before they price the house and can decide whether to fix or disclose.
If we find something, you hear it first
The point of the pre-listing inspection is that the listing agent finds out before the listing goes live. If we walk an attic and find an active raccoon den, an old bat latrine, or three squirrel entries on a fascia run, we tell you on the phone the same day. We send the written report with the quote attached. The seller decides whether to repair, disclose, or both.
What we do not do is sit on findings to make the listing easier. The report is the report. We would rather lose a referral than help a deal close on a house we know has a problem.
The realtors we work with the longest are the ones who appreciate that the report holds up under buyer-inspector challenge. When a buyer's home inspector says "I see evidence of wildlife in the attic," and the listing agent hands them a dated, photo-documented report from a licensed wildlife company saying "inspected on March 14, no evidence of active wildlife, all entries previously sealed under our two-year warranty" - that conversation ends fast.
How the referral side works
Indiana real estate ethics rules are specific about what referral compensation can look like between licensed professionals and outside vendors. We stay clean of that. The team does not pay cash referral kickbacks to realtors. We do something more useful and more transparent.
The partnership program is simple:
- Free pre-listing inspections on your own listings under 2,500 sqft. Active partner realtors get them at no cost, no cap on the year.
- Discounted inspections on larger residential and commercial listings. Tier pricing documented in the partnership agreement, no surprise pricing on the invoice.
- Free home inspection on your own personal residence. Once a year. If you list your own home, you get a clean pre-listing report on the house you are selling.
- Priority scheduling. Partner realtor inspection requests jump the queue ahead of cold inbound. Inside the 48-hour window, partner work goes first.
- Co-branded one-pager. If you want a leave-behind for sellers explaining the pre-listing wildlife inspection program, we will produce one with your name and our logo on it.
The partnership is paid in service, not in cash, which keeps everyone on the right side of the ethics rules and keeps the value tied to actual work the realtor needs done.
Central Indiana realtor markets
The team works with realtors across central Indiana - F.C. Tucker, Carpenter, ERA, Berkshire Hathaway HomeServices Indiana, Highgarden, Trueblood, Encore Sotheby's, and independent brokerages around the metro. The pre-listing inspection format works the same whether the listing is a Carmel new-build or an 1890s Old Northside renovation.
Most of our partner realtors work the same Indianapolis-area markets we cover for direct residential calls: Carmel, Fishers, Westfield, Noblesville, Zionsville, Greenfield, McCordsville, Pendleton, Anderson, Fortville, Muncie, and the Indianapolis core. If your listing is outside that ring, ask - we will tell you whether we can get there inside 48 hours.
Ready to set up the partnership?
The signup is one short email. Send your name, brokerage, phone, and the market areas you typically list in. The team will send back the partnership agreement and the first inspection slot.
Sign Up → (317) 512-3779