You want your South Austin listing to shine without the eleventh‑hour surprises that stall negotiations. If you’ve heard stories of buyers discovering issues mid‑escrow, you know how stressful that can be. A simple way to get ahead is to pair a pre‑listing inspection with a clear, digital disclosure package. This gives buyers confidence and helps you negotiate from strength.
In this guide, you’ll learn what an ECAD package is, what to include for South Austin homes, how it changes negotiations, and the timeline to pull it together before you go live. Let’s dive in.
What is pre‑inspection + ECAD?
A pre‑listing inspection is a full home inspection you order before listing. It surfaces issues early so you can repair or disclose them.
An ECAD package is an electronic condition assessment and disclosure packet. It’s a single, well‑organized digital folder you share with buyers that includes your inspection report, Seller’s Disclosure, permits and receipts, photos, and any specialist reports. Some local agents call this a digital condition packet. The goal is transparency and speed.
In Texas, sellers must complete the TREC Seller’s Disclosure of Property Condition. You still have to disclose known defects. A pre‑inspection does not replace that obligation, but it helps you document what you knew and how you addressed it. You can review the official requirements on the TREC Seller’s Disclosure page.
For homes built before 1978, federal law requires disclosure of known lead‑based paint hazards and delivery of the EPA pamphlet. You can read more on the EPA lead‑based paint disclosure rules.
Why it works in South Austin
Foundation and clay soils
Central Texas has expansive clay soils that can move with moisture swings. Visible cracks or sticking doors can trigger buyer concern. A pre‑inspection and, if needed, a structural engineer’s report help you address foundation questions upfront.
Roofs and storm seasons
Seasonal storms test roofs and drainage in South Austin. Buyers want to know roof age, condition, and whether gutters and downspouts manage water well. A roof inspection or certification along with receipts for any recent work builds confidence.
Sewer lines and mature trees
Older neighborhoods often have older lateral lines and big tree roots nearby. A sewer scope can catch intrusions or sagging lines before a buyer does. Sharing the video and summary reduces renegotiation risk.
Floodplains and creek corridors
Areas near Barton Creek, Onion Creek, and tributaries can be sensitive to flooding. Even outside mapped floodplains, localized drainage matters. Include FEMA or City floodplain printouts if relevant. Start with the FEMA Flood Map Service Center, and check local designations through the City of Austin.
Permits and remodel history
Many South Austin homes have had upgrades across the decades. Buyers and lenders often ask about permit history. You can look up records in the City of Austin permit search and include copies or notes on status in your ECAD.
What to include in your ECAD
Build a single, easy‑to‑navigate digital folder. Use clear file names and a short cover letter. Include:
- Full pre‑listing inspection report
- Executive summary of major items
- Full report with photos and scope/limitations
- Inspector’s contact info and credentials
- TREC Seller’s Disclosure
- Completed and signed in its current form
- Photos of key areas
- Roof, foundation cracks, water stains, HVAC equipment, electrical panels
- Specialist reports when applicable
- Structural engineer report if settlement or cracking is noted
- Roof inspection or certification and age estimate
- HVAC service record and inspection
- Sewer scope video and summary
- Wood‑destroying insect (WDI) inspection and any treatment certificates
- Mold or indoor air quality test results if testing was performed
- Lead testing results for pre‑1978 homes or the lead disclosure paperwork
- Permits, receipts, and warranties
- Copies of permits for additions, electrical, plumbing, or HVAC work
- Repair invoices and contractor warranties
- Manufacturer warranties for roof, appliances, or systems
- Flood and insurance context
- FEMA map screenshot and any City floodplain designation, if relevant
- Recent claims history if available
- Survey or boundary info
- Existing survey, plat, or easement documentation if you have it
- One‑page summary sheet
- Items repaired before listing, major issues disclosed, outstanding items, and contact info for inspectors or contractors
Keep originals and digital backups. If you are unsure about posting certain documents to the MLS, check with your Realtor and confirm rules with the Austin Board of REALTORS.
Benefits for sellers and negotiations
- Surface issues early. You reduce the chance of new defects derailing escrow because you already identified and addressed major items.
- Speed negotiations. Clear documentation helps buyers and lenders make faster decisions. Underwriting often moves smoother when major items are documented.
- Build buyer trust. Transparency lowers suspicion and can support stronger offers in competitive neighborhoods.
- Protect price. You can target repairs that matter most, rather than guessing or over‑spending on noncritical updates.
- Limit renegotiation. Buyers are less likely to ask for large credits for items that were disclosed and documented upfront.
Possible tradeoffs to consider:
- Upfront costs and time. Inspections and repairs are an investment. Weigh the cost against market conditions and your sale goals.
- Disclosure responsibility. If the inspection uncovers new issues, you must disclose them on the TREC form. That said, good documentation shows you acted in good faith.
- Buyer inspections. Many buyers will still order their own inspection. Your work reduces surprises and keeps talks on track.
Common negotiation paths
- Repair before listing. Fix safety and lender‑required items, document with receipts and permits, then market the home with confidence.
- Repair the big items and offer a credit. Address what matters most, disclose the rest, and price accordingly.
- Sell as‑is with full ECAD. Provide complete documentation and set expectations. This often appeals to investors and some owner‑occupants who value clarity.
Step‑by‑step timeline
3 to 6 weeks before photos and go‑live
- Order a full pre‑listing inspection from a licensed pro. InterNACHI and ASHI both publish standards of practice that help set expectations. You can review typical scopes at InterNACHI’s Standards of Practice.
- Order specialist inspections likely to matter: foundation engineer if cracks are present, sewer scope for older homes, and a WDI inspection.
2 to 4 weeks before listing
- Review findings and prioritize safety or lender‑required repairs.
- Get 2 to 3 estimates for items you plan to fix.
- Collect permits, receipts, warranties, manuals, and past repair records.
- Assemble your ECAD folder and create a one‑page summary.
1 to 2 weeks before listing
- Complete agreed repairs or secure written repair plans and timelines to include in ECAD.
- Finalize ECAD and prepare the TREC Seller’s Disclosure.
- Confirm MLS rules on how to share documents with your agent and the Austin Board of REALTORS.
Listing day
- Share ECAD as a downloadable file with buyer agents or note availability in MLS remarks according to local rules.
Typical cost ranges
- General home inspection: about $300 to $600
- WDI inspection: about $75 to $200
- Sewer scope: about $150 to $400
- Structural engineer foundation report: about $500 to $2,000
- Roof inspection or certification: about $150 to $500
Costs vary by size, age, and scope. Always request local quotes. If you need to verify licensure, you can check pest control professionals through the Texas Department of Agriculture’s Structural Pest Control Service.
Who to hire
- Licensed home inspector. Look for clear reporting with photos and recognized credentials.
- Structural engineer. If the inspection notes settlement, movement, or significant cracks, a stamped report helps answer buyer and lender questions.
- WDI inspector. Termite and wood‑destroying insect inspections are standard in Texas.
- Sewer scope specialist. Video of older lateral lines is valuable in tree‑lined areas.
- Licensed electrician, plumber, and HVAC contractor. Address system deficiencies and secure receipts and warranties.
- Roofer or roof consultant. Provide a condition report or certification and remaining life estimate.
- Realtor and MLS staff. Confirm what you can upload to MLS and how to describe your documentation package.
- Title company or attorney. If survey, easement, or boundary questions arise, get early guidance.
Practical tips for compliance and records
- Use official resources. For disclosures, use the current TREC form. For pre‑1978 homes, include the EPA lead materials. For flood context, add FEMA mapping and any City floodplain info that applies.
- Verify permit history. Collect screenshots or PDFs from the City of Austin permit search and include any related receipts.
- Know MLS rules. Some documents must be shared off‑MLS or on request. Confirm with your agent and the Austin Board of REALTORS.
- Organize once, share many times. Keep a cloud folder with a table of contents, labeled files, and a one‑page summary. Save originals and backups.
How to present it in your listing
Use clear, factual language in your remarks and property flyer. Examples:
- “Pre‑listing inspection completed. Full report available in ECAD.”
- “Major items repaired with permits. Receipts and warranties in ECAD.”
- “Sewer scope completed. No active leaks found” if true.
- “Foundation evaluated by structural engineer. Documentation in ECAD.”
Keep statements factual. Avoid guarantees. Follow MLS rules for what can be posted.
Ready to list smarter in South Austin?
If you want fewer surprises and a smoother closing, a pre‑inspection plus ECAD can help you lead with transparency. You will know where to invest in repairs, set buyer expectations clearly, and move faster once you are under contract. That is how you protect price and peace of mind.
Want a customized plan for your South Austin home? Schedule a personalized consultation with Unknown Company to map your pre‑inspection and ECAD strategy.
FAQs
What is an ECAD package for a South Austin home?
- An ECAD package is a digital folder that combines your pre‑listing inspection, Seller’s Disclosure, permits, receipts, photos, and any specialist reports to give buyers a clear view of condition.
Does a pre‑inspection replace the Texas Seller’s Disclosure?
- No. You must still complete the TREC Seller’s Disclosure. A pre‑inspection documents what you knew and how you addressed it, which supports transparency.
Should I fix everything the inspector finds before listing?
- You do not have to fix everything. Prioritize safety and lender‑required items, then repair or credit remaining issues and disclose them in your ECAD.
Will buyers still do their own inspections after I share ECAD?
- Many will. Your ECAD reduces surprises and limits renegotiation because key issues are already identified and documented.
How do I check permits and flood status for my property?
- Use the City of Austin permit search for permit history and the FEMA Flood Map Service Center for flood mapping, then include relevant printouts in your ECAD.
Who regulates pest inspections and lead disclosures in Texas?
- Structural pest control is regulated by the Texas Department of Agriculture, and federal lead‑based paint disclosures are overseen by the EPA for pre‑1978 homes.
