I'm pretty sure I know the person who commented. There are many home inspectors on the Members Only portion of their trade association message boards who believe that, but only about five of them will go out into public and say it. The rest need the referral business from Realtors.

While there are those type of Realtors are out there, I don't think they are the majority. However, it doesn't help when Realtors say at the inspection, "Please try not to kill this deal" or "The last inspector I used killed the deal," even in jest, and those comments I do come across too often. Only once, though, did I have the Realtor put that request in writing in an email back in February 2008, and we had a little email conversation about his request. His/My Clients were very happy with my services, but that Realtor hasn't referred anyone else to me, and I don't expect him to.

The other thing that doesn't help is when the new owner has a problem and the Realtor says, "Call your home inspector." No problem with that per sé. However, then we ask why the buyer didn't follow our recommendations, and too often the reply is "My Realtor said not to worry about that." At that point, home inspectors do have a problem, and when I hear that answer, I have a set response:

• "You paid me $499 to do a home inspection for you, so why would you let a Realtor talk you out of listening to what you paid me to tell you? I think perhaps you need to call your Realtor and take the matter up with him since he decided to override my home inspection report and take the liability upon himself. Let me know if I can do anything to help."

Fortunately, I only have to use that paragraph about twice a year, but that is still twice a year too many.

As I tell Realtors, I'm not a Realtor so I won't be offering real estate advice. I know you're not a home inspector, so I hope you won't be offering home inspection advice.

Unfortunately, here in California where there is no licensing for home inspectors, anyone can offer home inspection advice. However, with such advice comes a certain amount of liability. What Realtors have to decide is whether or not they want to accept that liability. If they do, then I don't have any problem passing it off to them. If they don't, then let me do my job.

For those Realtors who put their commission first, I think what they fail to understand is what is involved in the deal. If one looks at a deal as a Client rather than a home, then one knows that a Client wants to buy a home even if it's not the first one that a purchase offer was written on, or the second, and sometimes the third. The deal is the Client, not the home, not the commission.

Several years ago I did four inspections for the same Client. Each time the Client had a new Realtor. Each time the Client decided not to buy the home because of what was revealed by the home inspection, the Realtor had a fit and walked away. Huh? Did those Realtors not realize that the Client still needed a home, just not that one? The deal is the Client, not the home!

After the third home purchase was canceled, my Clients asked me if I knew any good Realtors. Yes, I did, and the fourth home had just as many problems, albeit different problems, as the first three, but the Realtor and I helped the Client work through the problems. I was only too happy to help beyond the home inspection, and those Clients are now personal friends of mine. We go out to eat once a month, to the Zoo, etc.

If one wants long-term success, Clients always come first.

I'll address Lynn's comment (#13):

Lynn, from Chicago, says that "most home inspectors now give some sort of estimate on the condition of the furnace - when the last buyer of mine found the inspector in the phone book - he just turned it on and said 'yeah it works'. How about the condition of the heat exchanger? Does the furnace look like it's on it's last breath or has it been maintained? NO opinion on the furnace was to be had - bad inspector and a waste of the buyers $$."

I know a lot of inspectors in Illinois, including the Chicago area, and I don't know anyone who would dismantle the furnace to examine the heat exchanger. That process alone would probably take several hours.

Home inspectors are generalists, and state licensing and our own insurance prohibits us from acting as someone we are not. There can be severe civil and criminal penalties for practicing in a profession without a license.

I also turn the furnace on using normal user controls and note whether or not it works. I do note the condition, though, and I -- as well as San Diego Gas & Electric -- recommend an annual inspection of all gas-using appliances, so if it cannot be proven by the Seller that the furance has been inspected within the last 12 months, then I recommend a complete system evaluation by a licensed heating and cooling professional, which will involve dismantling the furnace to look at the heat exchanger. It will be at least a four-hour job.

Considering how many Realtors complain about how long inspections take now, I can see them complaining with an extensive, detailed inspection of the furnace:

• The inspection took eight hours, but he spent four hours inspecting the furnace. Why didn't he just turn it on to see if it worked or not?

I'd like to address Anna's comment, too, (#12):

Anna said, "What's scary is if a buyer believes this stuff and doesn't take the recommendation from their agent but rather choses somebody out of the yellow pages - and perhpas not ASHI certiified and doesn't get the best inspection possible."

Don't put all your faith into the various home inspector trade associations for all those different home inspector associations have their own agendas. ASHI, for example, only requires that you send in a membership check to be an associate or candidate member. Then you get to do 250 inspections or so while you struggle to become a full member. Who got the benefit of those first 250 inspections? And what about that 251st inspection where the member is now a full member of ASHI versus that non-member who has been doing home inspections for 30 years?

Obviously everyone has to start somewhere, but choosing a home inspector is much more than just looking at the various trade associations, although those are great places to start.

I find it difficult to believe that anyone in any industry would not recommend someone they know is good, perhaps with the caveat that "I've heard he's good but I haven't used him myself."

To Rich (comment #14):  If it's one of the five whom I think it is, that is exactly how they think. What they say is just as much an indictment of their opinion of the home inspection industry as the Realtors they like to bash.

To Kyle (comment #18): Your saying that "The problem with most home inspectors is that they can't really do that much (since they don't have the ability to look inside the walls), and are hyper-sensitive to the fact that can do so little, so they over compensate but making mountains out of molehills. There are a very few confident, solid inspectors out there who go out of the way to explains the problems they find to the clients and rate them carefully so the buyer can make logical decisions." just exacerbates the problem between home inspectors and Realtors. You are doing exactly to home inspectors what the home inspector in question is doing to Realtors. Can't we all just get along?

To Richard (comment #19) and Larry (comment #23): They don't leave business cards or brochures in broker offices, and they do tend to get rather argumentative. They are the reason why I no longer hang out at the home inspector trade associations. I'd rather try to solve problems than create them, and ActiveRain is a great place to do that.

To Lane (comment #25): I've mentioned that to those inspectors who brag about "killing the deal." They are no better than the few Realtors who care more about their commission. Fortunately, both of them are few and far between.

The problem as I see it is that too many home inspectors have the technical know-how but don't know how to convey it in a manner appropriate to the situation. Cracks are a great example here in San Diego. Tell someone that there is a crack in the foundation and they want to move to Alaska, which has many more earthquakes than we do. Education and communication are key in this industry, but there are some home inspectors who are not educators and can't put an English sentence together.

Great post, i use the rule of 3 on anyone i refer. Honesty is the best policy, if you have to trick buyers into buying or lie than you are in the wrong business. Plus you'll probably make more money in the long run taking care of your clients and getting referrals.

The real estate profession is like any other. We have some cheaters but by and large the best place to get information on any related field like survey, WDO, home inspection, or title is from your Realtor. I haven't read every post because its the end of the month but I felt compelled to defend my Realtor friends. If you don't trust your Realtor to give you honest information then you need to find another. Or go FISBO and all I can say there is have fun.

My experience is the people who whine about this sort of thing are the folks who aren't doing well for other reasons. They are the ones who expect you to do business with them because they are affiliate members of the local Board of Realtors. Even when they give crappy service.

All that said I have seen home inspections with some of the most assinine comments. You can't pick every nit and flyspeck a house and expect people to use you. The same as I can't put unneeded title requirements on a deal because it will "make me feel better". And I have seen that. Those knuckleheads tend to go out of business pretty fast.

I earn my Realtors' business every day on every deal. If I don't do a good job they go down the street. That's just the way it works.

I could see his point.  He is on the firing lines and probably has been part of the problem.  Not so much as the real estate side, but on the mortgage side.  He has probably seen those folks do as he said, and the realtor, being the one that they are the face in the crowd most likely to be seen, puts the problem with the face.

It is important to understand what the underlying problem is.  The problem as I have seen it has been a minority of real estate agents and brokers have had some kind of hand in hand relationship with mortgage brokers.

As a buyer, if the seller says that they will give me a discount if I use their lawyer, I question the motives behind it.  Is it to save money on closing or is it to hide something?  Only the documentation can say.  What if the realtor says "Jim Bob is the best home inspector on earth."  Does a buyer take that at face value?

My momma always told me that if you take anything at face value, your a fool.  But then again, I see time and time again where the relationships work.

There simply is not a way to make this fella feel comfortable.  More than likely he blames the real estate agents and brokers for the mess, when it is not truely their fault.

The notion that Realtors and inspectors are somehow trying to bilk old folks out of their bingo money is actually spread by inspectors.  Inspectors that got into the business when inspections were raining from the sky and all you had to do was hang a sign on your truck.  Now that the game has changed and you have to have marketing skills, these fly-by-nights can't get their phone to ring and they need to generate business.

Since they don't know how to sell themselves, they've resorted to "un-selling" others.  It will be their undoing and they've been dropping like flies for over a year now.  My business is completely referral based and I don't know a single agent that would expect me to sugar-coat a thing.  Yes, there are likely a few agents that wouldn't recommend me because I'm too thorough but I wouldn't want to work with them any way.

I'm a master inspector in Portland & in the last 15 years I've seen both kinds of Realtors.  I think Alan has it right about home inspectors.  There are lots who know how to inspect a house and find defects.  The biggest problem is the inspectors who don't have a solid background in construction and renovation.  They find things that they can't repair themselves and it scares them.  They transfer that fear to the clients.  THAT IS NOT COOL.  It is not our job to tell someone they can't have a home they've already decided they want.  We're there to tell them what they're getting and how to own it.  I don't write reports on site, it's a waste of valuable time and a disservice to the clients.  I spend how ever much time I need on site to explain everything to the clients and discuss the options for service and or future maintenance. Some people want stuff to do, want to change things or think they're getting a "deal".  None of that is any of my buisness, nor is it my buisness what any house is worth.  I just identify defects, conditions and service items.  I also personally provide solutions for every line item I identify. Nothing is so fearful if you have a solution for it.  Get a home inspector who knows what they are doing, has construction experiance and is a GREAT COMMUNICATOR.  

As for agents who want home inspectors to gloss over defects, there's fewer of them all the time & I won't work for them twice. It happens, they're out there but they are the minority.  Most agents are honest, some have had a bad experiance with a home inspector who was an idiot.  Just like I've run into bad agents, they're out there.  The only way for an agent to avoid bad home inspectors is to find good ones and reccomend them, otherwise it's gambling and not serving their clients needs. The trick is to have the right criteria.

Alan I couldn't agree with you more.  Just like Realtors, there are many different kinds of home inspectors with varied background and different levels of expertise and training.  What Realtor in their right mind wants an inspector to give the place the once over and not point out deficiencies.  An inspectors job is to thoroughly inspect the property and tell the Buyer what they see.  It is also their responsibility to level with the Buyer about the condition and not try to create any emotional reaction other than to tell it like it is.  The best policy is that if you are going to recommend anyone to a Buyer or Seller, provide them with a long list to choose from.

We've bought houses both ways....even with a highly recommended inspector, there can be many underlying problems with a house. That being said, we spent upwards of $13,000 on repairs that weren't brought up in the inspection and stayed only 3 years and did not get that money back.

After selling that house and buying a new home, we did not have an inspector go through. We should have to learn more about what we bought. After all, it's our largest investment.

We learned that either way, all houses have defects. Awareness and education is key. The inspection process should not break up a deal, but educate your buyers to know what they're buying so they have all the facts about their investment.

What the grousing inspector fails to realize is that many agents seek to keep their current clients happy well after the closing.  we want our current clietns to refer us to friends and family and use us again when they decide to make their next move.  Therefore, it is in the agents best interest to work with the best inspectors and find any problems up front, because if a client becomes unhappy down the road (for items missed during an inspection) the person they will grumble about for selling them a "lemon" is the Realtor.

I wholeheartedly agree that inspectors need to be knoweldgeable enough to give clients some perspective when they address problems in the house.  When a client hears that a face plate was missing in the attic, they fear that the house is about to burn down becasue of faulty wiring.  I have met inspectors who feed into that emotion and are so eager to prove their worth to a client that they are like an overzealous bird dog and prance around with their "problem" beating it to death.

All inspectors I recommend are ASHI qualified.  I prefer to work with inspectors who are thorough, scrupulous, and take the time to educate my clients on how their home works.  I prefer to stay away from alarmists who say when the roof is 12 years old say that it may only last another 8 years as roof life is from 20 to 40 years.  I also shy away from inspectors who only make recommendations to have a different expert come in for each subsystem of the home for instance -electric, HVAC, chimney, plumbing, especially when there is no hint or clue there might be something at issue with that system.

Wow, I love conspiracies. Let's face it Realtors are human and that about says it all. There will be good and there will be evil.

Do you treat "everyone" as if they were a family member??? I doubt it. If you do not want to be questioned about recommendations then don't make any.

I'd join both sides in this conspiracy that way I know I'm on the right side. 

I recommend one inspector, with the provision that of course they are free to choose any.  My 'pet' inspector gives Home Maintenance 101 right along with his inspections, and (Texas) is licenced at the highest level and TEACHES Inspection Licensing classes; is a past President of the Texas Inspectors Association, and give totally thorough inspections, BUT does not blow minor flaws out of proportion.  If it's a bad sit, he says so.  If it's a cosmetic fix, he says so.  The "deal Killer" inspectors I have met maximize the most minor details, scaring the h-e-double-eck out of my clients by making them think that they have $1000's of repairs.  THAT is the kind of inspector I would/do avoid like the proverbial plague!

I want my client to be happy with his decision....and that requires as many facts and as much info, good or bad, as possible. If they were happy with their purchase and it comes time to move again, my name will be on the top of their list not the bottom. It is nice to have them as clients over and over.....continual selling of yourself takes a toll on you over time, being chosen because of past experiences is much nicer.

I want my inspector to be thourough, it is better to find a serious situation before they own it than to have them call you to fix it after they own it. Guess I just don't like confrontation. DO YOU?

I think realators do not recommend inspectors based on the inspectors knowledge.  I have hired two inspectors on the basis of realator recommendations and both of them missed all the building envelope issues associated with my home.  The last one made multiple assertions that were incorrect and many gramerical mistakes in his report.  He also dumbed down the sevrity of the rodent issues in the house and made it seam ok to me to purchase not disclosing the fix was to tear out all of the insulation and re-install after sanitization.  That is completely unacceptable.  The realator should recuse themselves from recommending a house inspector and should instead recommend a source where the homeowner can find qualified inspectors and compare them. 

Sincerely,

Nathan Sikes www.sikesdesign.com

Having just gone through a battle of the experts between the seller's Professional Enginer and a septic inspector that lasted four months, only to have the septic inspector change his position three days before closing and AGREE with the engineer, after all, I say, be careful who you choose as an inspector.  Some just like to blow their own horns, some have egos the size of Massachusetts, and some are reasonable and through and calm.

I think that we should not recommend individuals. I think that this can lead to problems. Anyone can have a bad day. If an inspector has a bad day it will reflect on the Real Estate Agent you recommended. If asked to recommend, we should protect ourselves by giving the name of 3 inspectors rather than recommending one. We have all been taught this.

I'm with Linda on this issue. In the end, it's all about the client.

Happy Thanksgiving!

Thanks Alan for the post.

All the professionals we work with need to have a proper "bedside manner" when dealing with problems. To "horriblelize" the situation doesn't work. The triple win is the answer to working to good solutions.

We have an inspector in the Twin Cities market that states in his brochure that he will get his inspection fee back in seller give backs if you use him. That is not a professional and he is not on my list of inspectors.

Here is to helping buyers buy a property that fits their needs and allows them to know the strengths and weaknesses of the home they are purchasing.

I think you nailed it..! I can't stand to hear that REALTORS do this because they just want to make a buck..! I can go and sell any house out there and if the house is not up to standards based on what the inspector says, recommended by me or not. I basically can tell my client, lets move on and go find another home if the seller does not want to contribute to the repairs.

The reason I am in this business is to make sure I get a referal from a happy client and if the house is falling apart just because I wanted to make a fast sale then that is just outragous..!

Good luck in selling many more homes and getting this economy back to normal...!

Ana L Ojeda

Keller Williams Realty

www.anaojeda.com

I've met Home Inspectors that really know their stuff, but are poor communicators.  They use inflammatory language, or put something in the written report that wasn't mentioned in a face-to-face with the buyer, or vice versa.  THAT is the difference between a good and bad inspector.  Also, whether we have the buyer or seller, we are present at the inspection so that we can hear what the inspector tells our client, firsthand.

Jennie Blsckburn, Redington Beach, FL

This home inspector doesn't get it.  Realtors have a fiduciary duty to their clients.  If problems arise from an inaccurate home inspection, the Realtor is going to pay.  Might even lose most or all of the commission rectifying problems from a bad home inspection.  What about risk management?  We are all entitled to our own oppinions, I just do not agree with him and am glad I have very good, thorough inspectors who are knowledgeable and can explain issues to my clients.  They are excellent at identifying what is a large or small issue and are not deal breaking inspectors.  Maybe home inspectors need to look at their industry and do a little house cleaning.

I refer my clients to the American Society of Home Inspectors' (ASHI) website for information about property inspections and inspectors. Period.

http://www.ashi.org

Joe Mustich, GRI, Broker, Cornet Mustich Realtors (R), Washington, Connecticut, 06793, USA.

http://cornetmustichrealtors.blogspot.com

I would do this clown a favor and let all of the Realtors® in the area know. The Realtors® code of ethics and fiduiciary responsibility isn't up to snuff with this person's obviously high ethics.

Even if the deal is killed. the commission isn't lost. The buyer just moves on to another home.

Alan,

I hear what the inspectors say. They are at the mercy of the agents who do work only for the $$$. I'm sure they see only the good inspectors and don't recognize there are some bad ones out there. Yes, agents and Realtors have a bad reputation as well, BUT NOT ALL OF US! We've given our word to look out for the best interests of our clients. My word means more than a few bucks all too easily gone in a day or two.

Your post is informative and addresses who we are supposed to be. Great job!

The inspector really shot his business in the foot.  I know a couple of inspectors who ask the agent what they want in the report.   I know a couple of agents who try to tell me wht to put in my report and what to leave out.   I tell them my report is comprehensive and we can all sleep tonight whether the deal come togetehr or not. Painting all realtors with the same brush is the same as painting all inspectors, police, plumbers, carpenters or what have you.  There are good and bad in all walks of life.  For him to question your ethics is just plain unprofessional.  

  I  have been an inspector for years and am very good at it.  A few realtors will not use me. Many tell their clients they have to recommend several inspectors, but they tell them I am the guy they use for friends or family.

I feel if you are about to trust the realtor with hundreds of thousands of your dollars, you should be able to trust their call on an inspector.   If you do not trust them for that, maybe you should find a new agent.

as an agent I take offense that you think I would only recommend an inspector who would not "Kill the Deal".

I am a professional, as are the inspectors I recommend.

A conflict of interest exists.   You have an outcome based professional selecting a safeguard service who's job it is to find defects that might kill a deal.  Although many of the posters state they would do the right thing, that's not the point.  The point is that a terrible conflict exists.

And sorry, a disclosure does adequetly address the situation.

If you have Realtors that receive a substantial payout only if the deal closes and you have safeguard services in place to check their work, the Realtors certainly shouldn't be the ones selecting the safeguard company.  The same goes for title and legal.  I've personally interviewed dozens of real estate attorneys who receive most of their referrals from Realtors who tell me outright that they would never call attention to Realtor malfeasance.  If they did, they would never see another dime worth of work.   What's wrong with this picture?

Whether it be perceived or real, Realtors have boycott power over inspectors and other safeguard service providers and no matter if your intentions are noble, the inspector is very likely to feel that he reports to you and not the consumer.  I've seen ads aimed at Realtors from inspectors who state that they "disclose but won't discourage."  Who's that inspector really working for?

Focus on the appearance of impropriety and you will see the answer is clear.

The only thing an agent has to gain by using an inspector that does not want to 'find' anything wrong is a potential lawsuit and a client who does not give them future business. Most professionals are in the business for the repeat business. A good inspector will give a detailed report of what they inspected and give the results in a professional manner.  I have had inspectors nearly blow a deal by the way they word things.  The one that comes to mind was "Owners created flower planters and pushed dirt to the foundation perimeter concrete walls causing spalling of concrete and potential deterioration of the concrete foundation. This could potentially compromise the structural integrity of the home."  The buyer went into a panic and demanded repair. I called in a general contractor to have him explain "If pushing dirt up eight inches on the concrete foundation would destroy the concrete...what is happening to the concrete below grade. Concrete is designed to be touching dirt.  That is the point of concrete." I did not use this inspector again. It is however important to use a professional in the field of the damage to counter the inspection. Never use your own opinion or you give the impression you are an expert in this area. Great post. 

Nice artwork and title. :)  I'd prefer to say we colloborate with other professionals to make sure our clients enjoy a well-informed transaction from showing to sale closed.  Supposing you care nothing for your client's best interests/welfare and potential referral business, you might find the conspiracy route more alluring ~ LOL. 

But we, like our friends the farmers, harvest what we plant; if corn then corn.  So if its abundance and plenty we desire, we would do well to care abundantly for the needs of others.  I have yet to meet a man who sows vice and reaps virtue.

Hi Alan. Good post. I would recommend a few inspectors, let my clients talk to them and make their decision. The thought of saying "Don't break the deal" has never even crossed my mind. I let the client and the inspector into the house/condo and shut my mouth until we receive the report. Then I ask my client what the decision would be. It is what it is. If there are serious issues in the house (or not even that serious), the client should know. I prefer to work with honest professionals. That includes Realtors, lenders, inspectors, etc.

To Russel: great photo! :-) And great comments.

Alan~ That is extremely insulting!  I do not want any of my clients to buy any house with major problems or problems that can't be addressed!  It is NOT all about the money! I only refer to those that treat my client as well or better than I would treat them! That inspector has a major problem and must really be insecure is all I can say about that! 

Here's my question, do Inspectors have a Code of Conduct? If so it seems to me this inspector should have a complaint filed against him, his statement degrades his peers, doesn't it, I wonder why? Does this guy think we are immune from liability when we recommend an inspector whether we recommend one or twenty. Most likely we will get the first call!

I actually recommend an inspector who did an inspection on my personal home when I sold it, he was tough, actually made me mad, but you know what he represented the client well so why wouldn't I recommend him. If this inspector is associated with a home inspection organization, like ASHI I guess he really doesn't believe in their standards to make such a blanket statement.

Looks like lots of comments but I'll add mine anyway. We maintain a list of home inspectors for convenience of the buyers and any inspector who asks gets added to the list. I always tell my buyers that they are free to choose anyone on the list or anyone not on the list but I also indicate the inspectors I don't recommend.

Here are some of the ways they get on my "not recommended" list. Being too lenient and missing serious problems, being erratic by picking at non-serious issues and missing serious ones, ducking responsibility for missing a problem they should have found, calling for additional inspections with little justification (again ducking responsibility), untimely reports and vague statements. Recent example, "One outlet had reversed wiring." Which outlet? "A condition exisits that prevents proper function." What condition?

Thanks for the post on this subject. In this case it seems the indictment is more on the inspector than the Realtor.   If an agent was going to cut a corner they would not recommend  an inspection in the first place.

I recommend all of my clients get a property inspection. I want to make sure that they are aware of anything that may come up in the future. I also recommend that they get a home warranty to address any potential problems. The majority of my business comes from referrals. If I don't take of my clients they certainly would not refer their family and friends. I would not sacrifice the future of my business for a quick buck. My motto is "I would rather sleep well than eat well". 

Ken Bryant, New Canaan Realty Group. Carson, CA.

While it seems as though there are a lot of comments on this topic already, I would like to give one more from the perspective of a home inspector. Admittedly, I have never responded to anything I have read on AR, but this hits close to home. (And it's a slow day.)

I am of the belief that most Realtors are ethical, and do want what is best for their client. It sounds as if those who have responded on this topic already decidedly fall into that category. But then again, those who lean the other direction wouldn't want to expose themselves by posting that information publicly, would they! But the unfortunate fact is that there are agents out there who are concerned with making a one-time sale, not a lifetime client. How can I be so sure? Simple. I hear comments from clients pointing this out on just about a weekly basis. Quick example: The week before last I had a call from a prospective client who went on and on at length about how unhappy she was with the previous inspector she used and her agent who had strongly pushed him. The client subsequently made sure that the agent knew that they felt that the inspector was not professional. Yet this same agent became incensed when the client insisted on finding another inspector when the first deal fell through -- due to an appraisal issue, not the inspection. (No surprise there.) The agent pouted and did not even show up for the inspection, further irritating the client to the point that she stated she wished there was some way to fire her agent. Maybe someone can explain to me why an agent would insist -- even with clear knowledge that her client was entirely unhappy with her recommended inspector -- that he be used again. As for me, I can see no reason if not monetary. And please, there is no need to waste time calling this agent unprofessional. You will get no disagreement from me. I would also point out that my clients talk to me, sometimes at length, when they call to book the job. It is not exactly uncommon for them to tell me that their agent cautioned against hiring me because I was "too tough" or words to similar effect. Don't think for a moment that that does not often make the client question the objectiveness or ethics of their agent. On the other hand, I do several agents whose buyers frequently call me. To use a term previously used here, one of these Realtors (a veteran in the biz) said I had the best "bedside manner" of any inspector she had worked with. She further defined bedside manner as putting things into proper perspective while still doing a thorough job. And, yes, I know some deals of hers fell apart after my inspection. So tell me -- is it possible to be both too tough and have a good bedside manner? I am having a hard time reconciling the two. Similar to David Cook's comment in post 122, I have also done several inspections for agents themselves--or close family/friends. Strangely, I had never inspected for a "generic" client of theirs due to their recommendation. Perhaps they think I am a "deal killer" and perhaps they fall into the group that simply never recommends anyone; I don't know.

And to address a disparaging comment regarding inspectors offering a discount on the second inspections, I will have to say that on occasion I have given a discount. However, it is not automatic, it is not advertised, and it is not a huge amount. Why do I do it? Simply because I think it might help out my client. Typically, it's a young buyer in a very low price range looking at a string of homes that have more than the amount of problems that they are willing to tackle. While I'm not particularly "soft" I do still feel a call to help them out. It's not typically more than $20 or so, but they're grateful. And admittedly, it's not entirely altruistic. I know also that a younger buyer will probably be buying a move up house in a few years. Like a good Realtor, I want them to be my client for life. If it's a client buying a high-end house, it's not usually something I do. They don't expect it and rarely ask for it. After all, your doctor, CPA, attorney, or any other professional doesn't give discounts for repeat visits.

To wrap this up, the bottom line is simple. Inspectors and agents are both human; there will necessarily be some bad ones and some good ones. Unfortunately, the unethical or incompetent ones garner enough attention and press that it reflects negatively on both professions. Otherwise, why would everyone here spend time out of their day discussing the issue?

Wow! I read all these comments and finally got to Kathy (#138). She said it best for me!

As an inspector, if the agent and I are not PARTNERS in doing what's is best for OUR clients then we are NOTHING!

Most of the agents I work with are also already my friends or are becoming my friends. Many of my clients are also. But then I work at my relationships as hard as I work at my business. 90% of my business comes from agent referrals and I have as much work as I want.

I would never give anyone that asks me to recommend a realtor 3 names and say you chose.

As Kathy said, I would tell them who is the best....IMO, cause that's what they asked!

Alan,

I have not read the comments yet but I am sure they mostly say what I am about to.  The article is very true.  It is very frustrating to me that agents don't see the value in a home inspector that does his job properly!  I warn my clients that the home inspector IS going to find things wrong with the house even if it is new construction.  I also tell them that he is going to let them know whether it is important or not.  I am surprised at the number of agents that don't like my favorite home inspector because he is a "deal killer".  He hasn't cost me any deals in the 11 years that I have been using him!  If the buyers are properly educated on what to expect then they understand that his job is to protect them, as is mine.  Unless something is major it can be fixed, no big deal.  I have had other home inspectors miss things like the pillar on the front patio sinking into the ground pulling the front wall of the house out - NOT noted on the three items in the inspection report!  Impossible to miss if you are an "inspector". Some agents prefer this inspector because he gives them clean inspection reports.  I shake my head and go back to taking care of my clients to the best of my ability, by telling them the truth whether it "kills" the deal or not.  I find that I have very loyal clients as a result of always being honest with them.

I've had numerous deals killed by an inspection.  My buyers are always very thankful that the inspection was done and saved them from a bad purchase.  Then we move on to the next home.

Every inspector I use has killed at least one deal and that's why I continue to use them.  The home and WDO inspectors are honest, competent, and reliable. 

I always recommend a comprehensive inspection to every buyer client and put that contingency in the contract.  The seller has to do repairs or give a credit or the deal is off.  I warn them that every home has issues and that unseen items can make the home unlivable.  Once in a while I get a buyer who refuses to have an inspection and then I make sure to get their refusal in writing.

Its a matter of building trust between my clients and myself.  They find out that I am only concerned with the quality of their purchase.  Most of my business comes from repeat clients and referrals because they come first. 

I'm a home inspector and I have really enjoyed reading everyone's posts. I so much appreciate how hard you all work and how seriously and ethically you handle your business. Your right, there are some agents who want to influence the inspection but, very few. Your also right, there are inspectors who are deal killers or who think agents are adversaries but, not many. They tend not to last long in the business. For me and many of my cohorts, all we can do is try to be good at inspecting buildings and explaining them to all the different people we work for. The rest is not in our vocabulary and doesn't work.

I'm a home inspector (first time writing a comment) and I have really enjoyed reading everyone's posts. I very much appreciate how hard you all work and how seriously and ethically you handle your business. Your right, there are some agents who want to influence the inspection but, very few. Your also right, there are inspectors who are deal killers or who think agents are adversaries but, not many. They tend not to last long in the business. For me and many of my cohorts, all we can do is try to be good at inspecting buildings and explaining them to all the different people we work for. The rest is not in our vocabulary and doesn't work. The inspector that bothers me most is the one that is better at marketing than inspectiing.

Alan,

Your article was very informative, along with the comments of your contributors.  I wish I had this information several years ago when I got a bad deal on a house and inspection.  Needless to say, I ended up practically rebuilding half the front of the house and replacing a bad slab.

I found an interesting article that I was working on in my "swipe files" about inspection services and posted it to my blog.  But with what all I've read here I could not only make a chapter out of this issue, but a whole book!  :=)

I'm a writer and author, and my main industry is marketing and I work with a lot of people in the real estate industry.

I've run into, for the most part, some really great people and ethical professionals.  I've heard some horror stories, to which I could sympathize from my own experience.  And "chalk it up" I did.

Thank you all for such informative comments.

Regards,

Ernest O'Dell

Guerrilla Real Estate Marketing

P.S. Feel free to leave any comments or advice.

Latest article on WordPress

As a real estate appraiser, who just put his license on inactive status in April, I can tell you that realtors DO look for and look out for, so called, deal breakers, at least when it comes to appraisers.

One of the many reasons I decided to put my apprasisal license on inactive status, was due to the fact that I had an extremely hard time breaking into the real estate sales appraising portion of the appraisal market in my immediate area, as I would not overlook things and I would not meet deadlines, simply to meet deadlines.

Now, I am not saying that I was asked to overlook items, but when something would come up, I would be called by everyone and basically felt somewhat hasseled, if you will. Not directly, but basically indirectly, if you know what I mean. And it became extremely hard to get any appraisals for real estate sales, but I did get a lot of refinance appraisals, but still had to drive often times an hour or two away from my main area for appraisals just to stay busy enough to make any money, but should there be an issue, then you have to drive back to that area another 1-2 hours away and it just got to where it wasn't worth it any longer, at least from my point of view, as just to get the sales data needed to do appraisals in the counties that I worked in, I belonged to 3 Multiple Listing Services, 4 Property Valuation Websites, paid nearly $400 a month to a company to get the data for about 10 counties, and still had to buy data from three counties each month, just to be able to complete a well researched and written appraisal report.

Now, when I quit appraising, I was commanding about $450 per appraisal, but due to all the cost, driving times, and gas and vehicle costs, I felt that I might just as well work at Mcd's, if you know what I mean?

I absolutely agree with everyone.  Hopefully, the people in the business now are the ones that do business the way it should be and a lot of greed has dwindled out in this tough market.  Most don't understand that Yes, this is the way we make a living but some think the  idea of we as realtors really caring about our clients is insane.  Every procedure in the transaction should we worked as a team.  If the agent is not committed and do their job with the client, it will not close.  If the inspector does not do his job, it may not close.  If the lender does not do their job, it will not close.  If the appraiser is not willing to work and be a team player, the deal might not close.  If the title company does not do their job, it will not close.  We are liable for way to much to put our selves in jepordy.  I will not do anything or use anyone in my practice I wouldn't use for myself.  Most are all in this business because it is what we love and if you don't do business being honest with integrity, you will not be successful and it will be a miserable way of life.

In more than three decades I have seen every level of inspector.  I still pass along the names of three, or more, competent inspectors and urge them to ask their friends for personal referrals.  The people whose names I forward are thorough, communicate well with the buyers, file legible and complete reports and do not believe they only earn their fee by sensationalizing the findings.  I want buyers to have thorough and accurate knowledge about the property they are considering.  Even when showing them property, I point out areas that look like they could be a problem and encourage them to ask specifically about those things.  I live iin a small area.  I am going to see these people everywhere.  I do not want to have to hide from them in Wal-Mart.  I do not want to have to list their house again and find all kinds of problems that were missed when they bought.  In Missouri inspectors do not have a license and some of them are just awful.  If I know about them, their names will never appear on my list.  I have sold home to and for inspectors because they were impressed with my reaction to their inspection process.

I have been an inspector for years and I have seen agents like the inspector was reffering too. I have also seen many more agents that want the best inspector for their home.

I would like to offer a little more insite. The next time you are recommending a home inspector don't just provide 3 cards or brochures but grab 3 old inspection reports, black out the name and address and provide your client with three different inspectors reports.

You have all seen the checklist reports that disclaim everything and take forever to read, you have also see the 100 page reports that don't really explain what is the condition of THIS house.

I provide my agents with a sample report that they can show the client, I send the agreement ahead of time so the client has time to read it, I don't sugercoat the inspection but I don't make mountains out of molehills.

It is a system that has worked well for years.

One more thing, I have never killed a deal, but I have seen a lot of houses committ sucide.

Scott M. Warga

ASHI Board Member

Alan,

As an inspector in Wisconsin, I have to agree that most Realtors are not only interested in finding out what issues exist on a given property, but are also prepared to assist the client in getting them resolved promptly.

The best thing an inspector can do is develop a good "bed side manner" when it comes to problems. One does not have to downplay the presense of safety hazards or other major concerns. There is rarely anything that cannot be repaired or resolved some way or other.

I do my best to make sure that the client understands that finding things that need attention is common, and that their Realtor will guide them through the process and help them determine what needs to be done on each issue we may come upon at the time of the inspection.

That usually results in three things:

1. A Happy Client
2. A Happy Realtor
3. A Happy Me

Since the Realtor and I are usually working for the same client, I guess it can be said that we are conspiring to make the client happy, for fun and profit. That is a conspiracy worth being a part of.

David Nice
Certified Residential Inspector
CAI, CMIA, CIAQT
National Certified Inspection Services, Inc.
Wauwatosa, WI
414-979-6900
866-711-7586 Toll-free
http://www.nationalcertified.com

The biggest issue I see with inspectors (at least in my state) there is no licensing for home inspectors. Most belong to some association and that is where there training comes from.

A lot do not really have any kind of construction or building background, hmmm.

I find especially on the older properties, when I get a reprot from a buyer's agent saying according to their inspector it is not code. No crap it was built in 1912 and will never be in code again ever.

So what does that prove? They can alarm buyers and because they are not builders or contractors they have no authority to explain the severity of the issue, they just shoot up flairs.

My favorite example is an inspector found exposed electricity and it is very dangerous with the potential of death, in other words the switch plate cover was missing.

I personally only use licensed contractors that are in the inspecting business.