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What is the REALTORS® JOB IN A HOME INSPECTION?

Buying a home has many different aspects. As a REALTOR® my job begins when I first meet my buyers and LISTEN to what they are looking for. If I believe I can HELP - then we are off to look at houses, until we find the right home in the right neighborhood.

My job, as a REALTOR® then progresses as I help draw the offer, making sure we cover all of the important issues to my buyer and structure the offer so we have the best opportunity to beat out other offers that are probably competing for this home, in the current market.

My job is to negotiate and do the best I can for my buyers to help get their offer accepted and an escrow open. My job then is to make sure my buyers have at their disposal my team of third party vendors and allow them to select and schedule a home inspection.

Once, the inspection is scheduled, I take it upon myself to show up at the beginning of the process. I make sure the inspector is there and does not start before the buyer arrives. I'll go over the ground rules with my buyers and the inspector - advising my buyer to watch, take notes and be quiet during the inspection and NOT to distract the inspector while he is working as this may cause a distraction that may leave something undone. Let the inspector work.

At the end of the actual inspection process, my home inspector then will take the buyer through a tour of the home and bring to the buyers' attention any shortcomings from minor flaws and imperfections to items that will require immediate attention . . . and everything in between.

This post started off as an introduction to a reblogged article by San Diego Home Inspector Russel Ray.

The company I have been working with for several years and never had a consumer complaint about is The Elite Group Property Inspection Service. One of the best features they have is their technology that allows them to generate a full color report, on the spot so the consumer has all of the information while it is fresh and can be examined up close and personal - no one else that I know of, locally, offers this level of commitment to the investment they make in their business , , , and if they do, I don't think they were when Elite started this several years ago.

Until Next Time, Have a Blessed Day,

John Occhi, ePRO, REALTOR®
Johnocchi.Come2Temecula.Com

DRE Lic No, 01444168

This blog and the contents written here is the intellectual property of John Occhi, Temecula - Murrieta, CA REALTOR® in the South West Riverside County region of the Inland Empire of Southern California. The views and opinions expressed are just that - views and opinions of John Occhi and those who comment. Please note that I am not an attorney or a tax professional and any time I discuss either topic, I suggest you consult with the proper professional for relevant assistance.

I am proud to be a full time REALTOR® who is proud to be a contributing member of the ActiveRain community.

Posted by John Occhi, ePRO, Temecula - Murrieta CA Real Estate, 951-443-6259 on 12/23/2009 12:12 PM

Comments (59)

Home Inspection in the Home Buying Channel

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59 Comments on What is the REALTORS® JOB IN A HOME INSPECTION?

DEC

2009

This is good John. Buyers are always unclear what role we play in any inspection process and this really helps set their expectation before they get to that point. Well done.

Brad,

Thanks for stopping by and confirming my thoughts.

Merry Christmas,

John

As an inspector, I usually show up at least a half hour prior to when the buyers are supposed to arrive. If the seller is home I give them a letter of introduction and a business card. I then proceed to set up my ladders, etc and have my tools ready. I usually do a walk around the exterior prior to buyers showing up as well. When the buyers and realtors show up, we do the usual introductions. I then proceed to do exterior inspection in the opposite direction I did the first as this can often find other hidden defects.

I encourage the agent to ask questions while they are fresh in their mind and I point out all defects that I come across that way the buyer gets a visual interpretation rather than just a written. When a client asks questions it shouldn't distract an inspector as they can always recommend that we discuss an item at the end of that particular area they are inspecting if need be.

Doing a 2nd tour around the house in the opposite direction at the end of the inspection may uncover other defects.

As for the report, I usually give them a report at the end of the inspection as well, but it doesn't really matter as the client already knows the major defect that may affect their agreement to purchase.

Good post John. I found it interesting that it's your custom to be present as well as the buyers for the entire inspection. We don't do that here. The buyers and their agent show up about 15 mintues before the inspector is done. We then all go through the home together and he points out any defects etc. I too appreciate the fact that the inspector takes good pictures which makes it easy to understand what the problem is and how to handle it.

I really want to be at every inspection. Whether I am the the selling agent or buying agent I try to make all inspections. I have missed only two in three years. I agree with not talking to the inspector until finished. We are all human.

I have seen more and more inspectors generate reports on the spot. I think that is great and it really helps speed the inspections up for the homeowner. However, I have seen homeowners a little suspicious of a 4 hour inspection with an on the spot report that costs $450.

Not to be a nit picker BUT....the inspectors I recommend and myself haven't found it beneficial for the buyer to be present for the entire inspection. I have found that no matter what the buyer is told they will usually distract the inspector with questions, comments or just conversation. My preferred home inspector usually takes 3-4 hours for an inspection. If the client is there for the last hour to ask the inspector to focus on something of concern and to participate in a summarization of the entire inspection at the conclusion it seems to work very well. The agent should definitely be present in any case.

Great post. As an inspector myself, I leave the "guest list" up to the client and agent. I can do a detailed thorough job whether left alone or answering questions. Never have I had a complaint or suspicion over the cost of the inspection, those details are discussed before beginning the inspection, all in agreement.

Other than coordinating my buyers or sellers position in a closing chain, working with the inspection report is right up there. One should always want what is fair, and what keeps everyone out of court. I don't want a bias by the inspector for finding or not finding defects. I also know that if something is cited that requires a licensed contractor like HVAC that is they are licnesed and bonded and they disagree with the inspector then the buyer or seller has someone accountable.

I tend to enlist the assistance of home inspectors that are a) ASHI members; b) have general contractors' licenses at a minimum; c) have a solid knowledge of the building codes in the particular town; d) plumbing and electrical proficiency; e) a useable report for my client to rely upon and utilize as part of their home maintenance checklist and finally; f) someone who knows how to communicate what is important, what needs to be fixed, what needs to be watched, what is "nice to know" and how to get more informaiton.

Nothing makes buyer clients more angry and sellers more upset than to have an inspector say that the gutters need to be replaced on a 3 year old home and for the buyer to pay for a licensed roofer to come by to state that there is nothing wrong with the gutters, other than an annual flushing and clean out - -which then gives the buyer an idea to try to get free gutter shields out of the seller.

Great post! Critical for the buyers to be able to observe and ask questions at the appropriate time. I like being there as well for educational purposes as well.

John, I am with Al on this one. I want the buyer with me the whole time----except where it is dangerous for them to be. Being able to communicate with them throughout the course of the inspection does a couple of things. It allows me to "bond" with the buyer as well as provide a visual frame of reference for what they will read about later in the report. I am rarely distracted by a buyer----and if I am I just go back over the area. "Distraction" usually translates to some form of conversation that is going on. Conversation is good----it means we are getting to know the house and each other. It is my job to know how to keep myself on track and retrace my steps if led down the wrong path. The more "connected" to the buyer I can get the more everyone's (including the agent's) liability goes down. One of the most important elements of a good inspection, for me, is to take "time" out of the equation.

John - I too, am always at the inspection on time and make sure my buyers are there to take notes even though they will get a written report later on. I try to make sure they understand what's going on and make sure the inspector explains everything that the buyer wants answered...

If it's my sellers having the inspection I'm there as well from the beginning of the inspection I just don't follow them around as they are not my buyers... And I'm not paying for this inspection...

Just my 2 cents...

Wellllllll, now. My job is just that - my job. I make sure the inspector looks at and gives a professional opinion on some aspect of the home that is a concern of mine - for the client. Or, it may mean that I ask a few extra key questions when I see the client has become overwhelmed with negative news that shouldn't be deal busters. Sometimes it is to sit and entertain the clients so the inspector can do his job and examine the structure or make his notes. It may mean keeping the clients children busy so Mom and Dad can clear up the "life expectancy" issues of the appliances, mechanics and roofing. It may be "my job" to keep the seller at bay while the inspector talks about a crack in the foundation. And, it can also mean I stand there and keep my mouth shut.

I am there to make the process smooth and not intrusive, informative and understandable. Again, its my job and I have got to be able to interpret the duties needed to perform as I see it when I see it. I will be there and I will take part in it. Incompetence is not found in only real estate agents. There are also inspectors, attorneys, title clerks, surveyors, insurance, mortgage people all waiting to screw it up if you let them.

I usually show up early ahead of everyone else and get the house ready..lights on, doors open, so that when the buyers and home inspector arrive they can start right away. I do give a formal introduction if they have not already met and maybe stay for 15 minutes. Until I feel the time is right to go. That way the buyers are not distracted by me and can pay attention to the home inspector and mainly so that the questions the buyers have are not directed at me on that day.

I have found that this really helps the buyers feel better when the report arrives and have had a chance to see the issues, if any and answer their questions from the professional.

NICE post, John...... I also like to be present when a property is being inspected... I have found some things that I THOUGHT were deal breakers tiurn out NOT to be to the buyer and seller and other things I thought WERE NOT deal breakers...turned out to BE......

Coaching your buyer is a GOOD thing to do......

=-)

Hey there John.....I always meet my home inspection gal at the property. I take a chair and my laptop, and get work done while she is crawling through the house. I know about how long she will be, and I try to encourange my buyers not to show up until she is just about through, as it usually takes about 2 hours or so, and buyers cannot HELP but ask questions. Once she has completed her inspection, she walks us all through and points out EVERYTHING so that the buyers know EXACTLY what they are getting in to.

Merry Christmas!!!

The buyers agent should always be present and listen to what's going on. Making notes on issues if any that are major/serious etc. will be helpful i the end if neede to remember if the buyers feel they need to negotiate around this.

Patricia/Seacoast NH

John, when you are the Listing Agent, do you have a Home Inspector do an Inspection up front and then get the items repaired in advance of the listing? Just curious..I do it here!

I have to say I am at every one of my buyers' inspections. It has been a great benefit to hear an explanation directly from the inspector and have the opportunity to ask for clarification on the spot. And getting a copy of the report that same day is an added bonus.

Great post. Home inspectors need to have the freedom to do their jobs.

Hey John,

While it is nice to have the report on the spot, you have to be careful. No house is the same, and we cover many of the houses systems and components as well as give maintenance advise. Building materials are always changing, and new ones evolve constantly. Sometimes research is needed to deliver a good clear report. No inspector knows everything.

It's not a bad idea to deliver the report the next day complete with all the details that will help our client make a sound decision. Buying a home is a huge undertaking, I find my clients like when the report is given the next day while they reflex on their experience of being at the inspection.

Im different. I rarely go to the inspections. I understand why people do but its not something I like to do.

I call my inspector "Dan the dealkiller"! I love this guy for being so thorough and my buyers love him for explaining every little thing he may find wrong with the home. I let him do his job and then we assess the "damage" and try to renegotiate in the end.

I agree to let the inspector do his/her job and then review the report once it has been completed with the buyers.

I go to every inspection. I can't imagine nit going. But believe me they r extremely boring.

DEC

2009

My inspector usually walks through and then goes through everything with us afterwards.

All of you using the words "MY inspector" are setting yourselves up for potential lawsuits. My broker is clear on this. Give the buyers a list of inspectors and let them pick "THEIR inspector". It is THEIR inspection NOT YOUR inspection. Open the door for the inspector and then let them get on with it.

As a representative of the buyer, I encourage the buyer to ask questions when there is an issue they don't understand. I will also ask the inspector for clarification of an issue if it appears suspect to me. (I'm not a professional inspector - but I have watched more than 1000 inspections in my real estate career.) I recomend inspectors who will look at the client and ask, do you understand how this works. An extra hour for an inspection that helps the buyer understand the basics of their new home is worth it in my opinion; especially for first time buyers.

A good inspector shoud be able to pause to answer a question without being distracted.

I'm so happy to read all these comments on how agents do things differently. I think most buyers would prefer an inspector with Charles' attitude (#12). I have recently had some inspections start without the buyer being there only because it gets dark early here in the winter, and sometimes they can't get off work early enough. One time, the seller's agent showed up for inspection and I will NEVER allow that to happen again!

I agree that the Inspector should be undisturbed during the inspection and provide the review afterwards. It does not matter how good any professional is they are always subject to missing something if sidetracked.

As for on site reports I certainly have to agree with Eric Middleton on his view. On site reports assume that all homes and their issues are the same and generally result in boiler plate "one size fits all" statements and cloned reports. It also does not promote further research of potentially incorrect items. One example I can immediately recall was a wood stove in a manufactured home that was suspect. There was no outward appearance of an installation issue from the visible parts of the stove. However, after researching the make and model it was confirmed that particular model WAS NOT rated for installation in manufactured homes due to its inability to compensate for various safety requirements. Had an onsite report been performed it could easily have been marked as no issues found. Onsite reporting only promotes a "report and dump" type of mentality.

It would be interesting to know if any of the inspection companies performing onsite reports even bother to perform quality control checks on the reports after the delivery, and before the option period end?

Yes, John, all good points. It is also important for the REALTOR® to express to the Buyer how important the inspection is and why it is best not to waive it (especially if you are a Buyer's Broker).

From an insurance standpoint meeting or corresponding with the client prior to the inspection is a requirement so that a agreement may by signed detailing the mutual expectations. The should spell out in detail things that are inspected and more importantly things that are not so that the client can make other arrangements. No insurance company I am aware of will honor their policy if no agreement is in place prior to the inspection since it can be argued in court that the client felt under duress since the inspection was in progress or completed when asked to sign. I really appreciate it when the Realtor does attend the inspection. Not only does that help with introductions but they, being more aware of the specifics of that sale, are in a much better position to add negotiation context to the inspection findings. I am often obligated to report safety items that are minor in cost but can be major in negotiations. I had one client bale on a deal based on a patch of about 6 square inches of asbestos on a forced air duct. Had the agent been present she might have added weight to the issue based on knowledge of the seller and their agents room to correct. I spend a little longer, typically three hours, on an inspection than some others serving the area but I do print the report on site because I like to review it with the client while we are on site and can go look to clarify any concerns. Much of the time if the Realtor is present the client is ready to sign off on the inspection contingency or has some very specific issues to resolve. I do not like leaving a client with fuzzy concerns. Happy Holidays to all of you!

Buyers attend inspections in my area. I usually stay during the entire inspection but yesterday I had 2 inspections and a closing at the same time so I ran around to each one and ended up back at the first inspection with first-time buyers. I'm actually glad to have done this as that inspection took 5 hours. The inspector was chatty and the buyer's father-in-law was too.

The inspection went on without me being there the entire time and when I returned towards the end I learned everything that had been discussed. I'm thinking I might do this more often - meet everyone, open the door, turn on the lights, take off and return later. If I plan on staying I definitely bring my laptop.

Good inspections are very important. They need to be accurate, but at the same time the buyer has to keep a proper perspective. A good inspector will always find issues. What the issues are and how much that issue might cost is the real question. Many of the issues are things you can live with or just need to be aware of.

Good post. We do things a little differently in our area. We offer a selection of home inspectors, and when asked, give our recommendations. Rarely, if ever, do we stay at the home inspection. The buyer and the home inspector meet and complete the home inspection.

It is important to remain at arms length. Once many years ago there was a suit regarding water intrusion after closing. I had opened the door (prior to lockboxes with codes for contractors) and left the inspector to do his job. When the property was inspected there was no sign of water in the basement, but sure enough, about 10 days after closing we had a very quick heavy snow melt and it looked like a swimming pool.

It was suggested that influence could have been placed on the home inspector NOT to mention the water intrusion. Of course, he set the record straight that i only unlocked the door and then left but that was enough for me. If my Buyers request that I am there I will be there, but otherwise it is my opinion that the Buyer and the Home Inspector be present at the inspectionI

I'm wondering if any others have experienced anything like I did? Merry Christmas!

Having buyers present at the appraisal fact-gathering session (I don't call it an "inspection" as it sounds like I'm the INSPECTOR" ) is a difficulty for me - they seem to want an on-the-spot value (Did we get a deal, or what?) If a prospective buyer wants a showing, they need to call the agent! BTW, the on-the-spot value an apprauser gives off the top of his head IS an appraisal and must be documented with a workfile, according to the Uniform Standards and enforced by the state appraisal regulators.

John: Sounds like a great cutting edge report by this company. Good inspectors are hard to find and once I find one, I don't hesitate in referring them my buyers. I like the 'let them work' comment. Too many questions can make the inspector miss something.

John, I always go to the home when the inspector is doing his job. The buyer is usaully there also. Questions come up during the inspection that can be answered by someone (the inspector) who has extensive knowledge on the subject.

Boulder City Steve

When scheduling an inspection I tell my client I want them to follow me around and ask questions. This allows the buyer to learn how to maintain various items as well as express any concerns they might have.

Of course it's up to the inspector to keep things moving forward and to avoid unnecessary distractions. It's not uncommon for a buyer to ask me questions about a item I have not gotten to yet. I just politely explain that I follow a step-by-step process of inspecting one item at a time and that we will get to each item in time. What I find somewhat distracting is when the buyer brings half a dozen people with them and they all have questions. But once again it's up to me to control the inspection.

In the end I want my client to feel comfortable with my services and to get to know me. That only happens by spending time together. The result is referrals which we all depend on.

Congratuations on the well deserved feature John! You've certainly covered the important points regarding a Realtor's role in the Home Inspection process.

This is a great post. Every buyer should read this post .Happy holidays

As agents we have to remember we are not inspectors. Inspectors are responsible for the inspection. I am there with my buyer but my mouth is normally shut. Normally.

Hey John,

Your comment ( because of their technology that allows them to generate a full color report, and never had a consumer complaint, were good reasons 5 years ago,) today's most home inspector's use electronic , digital reporting software, and unless you check for consumer complaint , They could screw up on your watch, which could leave you liable, word of advice, check to see what other inspector's are in your area, and what services they offer. Their back ground and experience. and then if you still want to recommend them, you will also have the answer as to why you recommended them. I receive calls from buyers that tell me that their realtor's did not give them my contact information, i offer thermal imaging, wind mitigation, 4 point insurance inspections, basic home inspections, energy consulting, which let's them to believe that their Realtor does know the inspector's in the area that they are buying. and if you recommended your inspector an attorney would probably look for the best inspector in the area and would ask you why you didn't recommend abcxyz inspections they also have nice digital reports, no consumer complaints, but are equipt with infrared camera. Now, That is technology, as for my inspections, i go over my finding that are going to be in the report answer all their questions and they get their electronic password protected report the next day.

Hector

to find out more about thermal imaging and how it works in a home inspection visit my website

http://www.hpcertifiedhomeinspections.com/

You can learn a lot by watching and listening to inspectors.

John, excellent points that you brought out about buyer representation in general and during the home inspection. Typically my buyers' inspections have gone on in the same manner as which you described. When I'm the listing agent I do like to attend the home inspection too or at least make an appearance so that when the inspection issues are addressed, I will know and understand and be able to let my sellers know and sometimes even show them what the report is referring to especially if a buyer is looking for a credit or for the seller to fix it.

DEC

2009

I think it is paramount that we be there when an inspection takes place. It can be time consuming but in the relationship and fiduciary department, it is huge.

This was such a great post, with all the valuable comments so I've written something director to the buyer. Hope I captured everyone's great input accurately ... Home Inspections: Who Participates?

Merry Christmas to you and yours.

Also wishing you good health and prosperity for 2010!

DEC

2009

I am amazed at how many agents think they are inspectors, licensed contractors and even appraisers. People do your job and let these people do theirs. Then take the information these professionals have given your clients and use it to help them secure the best deal possible for themselves.

HI John. It is very common in our area to get fully detailed inspection reports. I always encourage my Buyers to be present at the inspection. They can get first hand knowledge on the condition of the house and usually tips on upkeep of the house.

JAN

2010

John,

Thank you for this thought provoking post.

We all have our own opinions about how the inspection should be carried out.

I know agents who feel that they should alwsys be present for the entire inspection. However, when I took my ABR course, it was suggested by the instructor that we could be held liable if we were at the inspection instead of just the buyer being there. I usually meet everyone at the beginning and then leave the buyer with the inspector. After all, it is the buyer's inspection. Also, this is a great learning experience, especially for first time homeowners. I enjoyed reading all the different comments.

Hope you have a great 2010

Linda W DeRusha

Clayton NC

JAN

2010

Call it a pet peave, but my husband and I consider it our duty and responsibility to be present for the inspection, whether we are working with the buyers or sellers, and it really bothers us that the other agent will either not come, or will come for a few minutes and then leave. How can that agent properly advise their party about what has been discovered during the inspection? Just reading the report is not the same as seeing an issue in person!

FEB

2010

As a home inspector myself, I loved the part of your article about the home inspection. I wish all agents would understand the importance of their at least showing up for part of the inspection. So many agents simply refuse to attend any portion of the home inspection.

Like the inspector you are using, my home inspection process includes a full review with the client. Thanks for encouraging other agents to do the same....

JUL

2010

The key to repairing bad credit is to write a properly formatted credit repair letters to one or all of the credit bureaus and send them out via registered mail.

DEC

"I make sure the inspector is there and does not start before the buyer arrives. I'll go over the ground rules with my buyers and the inspector." Really? Ground rules for the inspector uh?

Realtors need to step back from the home inspection process rather than try to control it.

"At the end of the actual inspection process, my home inspector then will take the buyer through a tour of the home..."

Home inspectors are not YOURS. Home inspectors are supposed to work in the best interest of the client, NOT the Realtor.

By Realtors showing up for the inspection, that immediately creates a situation in which the Realtor is trying to control the entire inspection process and ultimately the results. You all need to step back, let the home inspector do his job for the client. After the inspection, once the client has the report, then you jump back in and do the renegotiating on the inspection response.

Not rocket science.

JAN

John;

With regards to this part of your post:

"Once, the inspection is scheduled, I take it upon myself to show up at the beginning of the process. I make sure the inspector is there and does not start before the buyer arrives. I'll go over the ground rules with my buyers and the inspector - advising my buyer to watch, take notes and be quiet during the inspection and NOT to distract the inspector while he is working as this may cause a distraction that may leave something undone."

1) I find this somewhat presumptuious. The inspector is "in charge" of the inspection, not the agent (buyer's or seller's agent).

2) I, regularly, inspect the exterior, grounds and roof of the house before the buyer gets there. This helps to speed up the process and keeps the buyer from wanting to climb up on the roof, which is an unacceptable liability.

3) There are no "ground rules" for you to set. The inspector is in charge of the inspection process, not the agent.

4) Any good inspector will do any "explaining" to the client. I invite my clients to accompany me during the inspection so as to have a first hand look at the house's condition and so I can both explain as we go and answer any questions the client might have. There are a couple of potentially dangerous times during the inspection, such as looking at the attic, and I want to be able to control these situations, keeping the client from being hurt, while at the same time providing a controlled situation for the buyer to see, first hand.

5) While the buyer is perfectly free to "take notes", any good inspector will put the inspection results and comments in the report so this won't be necessary.

It seems, from your comments, that you believe that the agent is somehow "in charge" of the entire RE transaction. This is simply not true. When I do an inspection, I am in charge. If the agent doesn't like this fact or believes that they should take over, I simply ask them to abide by my decisions or they are free to leave. It can't be any other way. All the agents that I work with, regularly, understand this and we work well together, to the client's benefit. Those who don't are invited to leave. Simple as that.

Sorry, but thems the facts. Agents do what they do and inspectors do what they do. Two totally seperate, distinct and different professions. And neither one is the "controlling" party.

Hope this helps;

JAN

I am speechless. I cannot for the life of me understand how so many real estate agents and some home inspectors agree with this article. What is the Realtors Job in a Home Inspection? None…he/she is not a home inspector…he/she is a real estate agent. Ground Rules? My Inspector?

The blind leading the blind.

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