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Does the Buyer Really Have to Attend The Home Inspection?

By Barb Szabo, CRS

Real Estate Agent with RE/MAX Above & Beyond

January 27, 2011 11:56 PM

Do You Really Have to Attend The Home Inspection?

home inspector I'm sure you probably know that my answer to this is yes! Of course, I know that it's not always possible for out of town clients but if you are local and buying locally, I think it's must to attend your home inspection.

I attend all home inspections when I represent the buyer so that I can better understand a problem if one is found and so that I can communicate that to the seller's agent.

I am convinced that had I not attended some inspections in the past, the problems found may have been blown out of proportion. Many inspectors take pictures today, but even that is sometimes not enough to adequately describe an issue.

As a buyer, when you attend your home inspection, you see with your own eyes what the inspector is talking about. This is critical when it comes to reviewing the problems and deciding which ones you want remedied.

Ultimately, you need to rely on the inspector, however, what you see with your own eyes can be very helpful.

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Bob Jakowinicz

National Realty Centers Livonia--Bob Jakowinicz - Livonia, MI

Michigan Real Estate Agent-- MI Real Adventures

Barb, I agree for the most part the answer is yes. Sometimes I can't be there for the whole thing if they are going to last for longer than 2-3 hours and its just one of those days but these days don't happen all that often.

Jan 28, 2011 12:01 AM

Lenn Harley

Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate - Leesburg, VA

Real Estate Broker - Virginia & Maryland

All I can say is that, if I were a home buyer and my agent failed to attend my home inspection or have a competent person do it for them, I'd ask their broker to attend or send someone to be there with an for me.

If it were possible, I'd fire the agent, but that's not possible once the contract is accepted. That said, I'd be tempted to file a complaint with the BOR or RECommission.

If the broker wouldn't attend or appoint someone who would, I'd demand about 25% of the co-op as a credit.

Does that begin to convey how strongly I believe that buyer's agents should be at the home inspection?

Jan 28, 2011 12:04 AM

Susan Haughton

Long and Foster REALTORS (703) 470-4545 - Alexandria, VA

Susan & Mindy Team...Honesty. Integrity. Results.

Lenn said everything I had to say but better! Yeah, what Lenn said.

Jan 28, 2011 12:05 AM

Dennis Duvernay Broker/Owner

Hillview Realty - Northbridge, MA

Definitely I attend...in our area most listing agents attend....I am not sure if that is good or bad...

Jan 28, 2011 12:10 AM

Peter den Boer

Atlanta Communities - Woodstock, GA

MBA,GRI, Associate Broker, Realtor

Barb - You are absolutely correct! I am there to let the inspector in the house and to lock the door when he leaves. We also bring the buyer in for the last 30 minutes or so and the inspector takes the buyers around the house showing where the various cutoffs are located and talking a bit about what he has seen. The buyers really like that.

Jan 28, 2011 12:13 AM

Bill Gassett

RE/MAX Executive Realty - Hopkinton, MA

Metrowest Massachusetts Real Estate

I could not agree with you more! In fact I think the listing agent should be there listening as well so their client has full representation.

Jan 28, 2011 12:13 AM

Barb Szabo, CRS

RE/MAX Above & Beyond - Cleveland, OH

E-pro Realtor, Cleveland Ohio Homes

Hey everyone, thanks for your comments!! I edited my title as I wanted the emphais to be on BUYERS attending the home inspection because some have asked me "Do I really need to be there?"

Jan 28, 2011 12:17 AM

Steve Loynd

Alpine Lakes Real Estate Inc., - Lincoln, NH

800-926-5653, White Mountains NH

Barb, A second set of eyes can be a huge benefit when it comes to repairs. We had an inspector state that a condo had 13 fogged windows, we had a professional glass company come out (who sells glass) and tell the seller 4 needed to be replaced ( 9 had seals in tact, but were just dirty).

Jan 28, 2011 12:21 AM

Barb Szabo, CRS

RE/MAX Above & Beyond - Cleveland, OH

E-pro Realtor, Cleveland Ohio Homes

A great example Steve and I'm sure the list of examples from other agents is probably endless.

Jan 28, 2011 12:36 AM

Gita Bantwal

RE/MAX Centre Realtors - Warwick, PA

REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Good post. It is important to attend the inspection because the inspector points out things as he goes around the house.

Jan 28, 2011 12:52 AM

Laura Cerrano

Feng Shui Manhattan Long Island - Locust Valley, NY

Certified Feng Shui Expert, Speaker & Researcher

Hey Barb,

very good post, I would want to be there to make sure I understand what is being inspected and if you have any questions on the spot or notice something in the home, you can address it right away :) Great advice!

Jan 28, 2011 01:06 AM

Barb Szabo, CRS

RE/MAX Above & Beyond - Cleveland, OH

E-pro Realtor, Cleveland Ohio Homes

Gita, If it were me buying I would definitely be there.

Hi Laura, I think you make a great point. It is much easier to expedite the request to the seller for repairs if you know what you are talking about. Otherwise you or the buyer might spend a day or two talking with the inspector to get clarification. It may even take another trip back to the house.

Jan 28, 2011 01:12 AM

Lenn Harley

Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate - Leesburg, VA

Real Estate Broker - Virginia & Maryland

Well, of course, the buyer should attend. However, with relocation buyers, traveling military buyers, etc. it isn't always possible. IT IS always possible for a buyer's agent to attend.

Jan 28, 2011 01:20 AM

Barb Szabo, CRS

RE/MAX Above & Beyond - Cleveland, OH

E-pro Realtor, Cleveland Ohio Homes

Lenn, Yes, there are exceptions to the buyers that can attend, but there are those buying locally that really ask me that question. But at the very least, your agent should be there.

Jan 28, 2011 01:26 AM

Nancy Frederico

RE/MAX TRADITIONS - Beachwood, OH

E-Pro Realtor, Cleveland Ohio Homes

I agree Barb...I know that agents say they just sit and read a book while the inspector goes around looking at the home...(because as they say: we shouldn't be involved because we aren't inspectors and shouldn't comment) we aren't commenting...we are listening.

Jan 28, 2011 02:27 AM

Mike Saunders

Retired - Athens, GA

Barb - while I am in full agreeement that the agent should attend, I agree with you, the buyer should attend, barring certain circumstances. It puts everyone at the same starting point and provides less opportunity for misunderstanding of the report.

Jan 28, 2011 03:41 AM

Barb Szabo, CRS

RE/MAX Above & Beyond - Cleveland, OH

E-pro Realtor, Cleveland Ohio Homes

Mike, My thougths exactly!

Jan 28, 2011 08:20 AM

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E-pro Realtor, Cleveland Ohio Homes

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