To Sit the Inspection or Not... That is the question

Every once in a while I come across a debated question in my office that really peaks my interest.  As many Realtors know there's a debate about whether or not to personally attend inspections.  The argument goes something like this:

"I never attend my inspections because the lawyer says I might get sued by my clients in one of many ways. First and foremost, they might think I'm in collusion with the inspector to sell them, "A Junkie House that even Grandma rejected." Another reason that I don't sit my own inspections is that someday I'm probably going to be asked to sell this house for them when they're ready, and I don't want to know any more about the house than absolutely necessary-to protect my clients as I have to disclose everything I know to be wrong with a home that I sell. Clients don't want me there during the emotional highs and lows so that they feel free to discuss their plan of action.   I open the house for the inspector that they found in the phone book (because if I give them the name of an inspector they'll think we're in cahoots), then I sit in my car playing Soduko and making my Lead Gen. calls while my clients find out what is and isn't wrong with the home.  It works out really well because they know I'm on their side, and that I haven't done anything in this area to skew the results."

At this point my other agent is turning purple.  While entertaining to look at I'm a little concerned for their blood-pressure.

My clients have hired me as the industry professional.  I've been through this before so they don't have to feel like rookies going through the home buying process.  I've been around the block too many times and had inspectors blow up a potentially great deal for my clients because they made a mountain out of a mole hill.  As such, I have three inspectors in my arsenal that are great.  I provide my clients with the choices of these three to work with because I know they'll report all the findings while not proclaiming that we need to duck-and-cover because she's-gonna-blow.  I've found that actually being there during the inspection- even if hanging out in the kitchen making tea for everyone is a comfort for my clients.  Also if the inspector finds something that's hard to describe on their inspection report they can show me to help me communicate the issues to the agent representing the sellers.  Yes, I also plan on helping them if they ever move, but the reality is that they need to disclose any defects to the next buyer, if I willfully avoid that knowledge I'm participating in fraud-something I don't want to do even if it's for my own clients.  I've also found that if you're with your clients during the good and the ugly the relationship you build is much stronger.  It almost guarantees referrals from them if you're their champion.

Both agents have really great points.  Both have been coached by their attorneys.  But is either approach quite right?  I think we'll find out in the next few years.

 With Warm Regards,

Lise McCleerey, Keller Williams Realty Bellevue

PS-- to clarify.  In Washington State, A Selling agent must be on-site during the inspection per our laws.  There is no specific law where on the premises they are. eg... their car, the kitchen, the back yard etc...