Should The Listing Agent Attend the Buyers Home Inspection?

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Should the Listing Agent attend the Buyer's Home Inspection??

I was just scanning some agent websites, and ran across the statement that the Listing Agent should attend the BUYERS home inspection? WHAT?

Here is my take on this, and I look forward to the thoughts and suggestions of others.

We are Under Contract to purchase a home. As part of our contract, we recevied the Seller's Disclosure Statement. You've told us what you do, or don't know about your home. We'll operate on the presumption you told the truth.

We do our home inspection and find way more things that are issues. For example, let's say we found a major problem with the foundation. If you did not disclose this, so be it. But now we have found out, and you know too.

Our deal falls apart for whatever reason. You now are obligated to update your Disclosure Statement  to reflect the fact that you know your home has a foundation problem.

When I have a listing,when the home inspection is done, I don't want to SEE the report. Just send me an Amendment to Address Concerns With Property and let me know what you want fixed, and we will work from there. If my Seller sees the full Inspection Report, they are now obligated to disclose everything that report lists, because they KNOW about it.

Another option is to have your home pre-inspected and then you know what issues there may be, as well as what you might be able to repair now and eliminate some problems with your sale in the future.

Should the Listing Agent Attend the Buyer's Home Inspection?


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Atlanta's Home Inspector, David Lelak IHI Home Inspections
IHI Home Inspections 404-788-2581 - Canton, GA
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You ask a very interesting question, indeed!  It would seem that with particularly busy agents (such as yourself), arranging to be at every inspection ( which could amount to more than one per day) would be very difficult. You bring up a valid point regarding the inspection itself. If the inspector is thorough, then issues will be revealed. The importnat factor in the entire equation is the client. Therefore, each agent must decide how they can best serve their client's needs. It sounds as if you have a system that works for you and your clients and that is great!

May 18, 2012 09:36 AM #1
Carla Muss-Jacobs, Principal Broker (503) 810-7192 | Portland Metro Exclusive Buyers Agent | 100% Buyer Representation ~ 100% of the Time - Portland, OR
Buyer Focused ~ Buyer Results

Good topic for discussion.  I've got mixed feelings on the "round filing" of the inspection report.  I always submit the inspection report with the buyer's repair requests in order to document we're not making crap up.  If listing agents don't verify the requests made on behalf of their clients, then what prevents buyers from requesting repairs that aren't necessary or called out.  The listing agent that doesn't verify things is only going on the word of the buyer . . . hmmmmmmm . . . I might like agents that don't want the report ;-)  I've had clients want the microwave replaced because the inspector noted in their report it was "loud"  It worked, but was loud.  The buyer actually wanted me to request the sellers replace the functioning microwave.  So what's to prevent me from requesting that based on the inspection report which would only have indicated it was being "loud"?  If listing agents aren't reviewing what the problemo is in the inspection report, the sellers might be agreeing to take care of things just because of picky buyers.  No?!?

May 18, 2012 09:50 AM #2
Anita Clark
ColdwellBanker SSK Realtors ~ 478.960.8055 - Warner Robins, GA
Realtor - Homes for Sale in Warner Robins GA

Thom...unless I am asked by the buyers agent to be present (rarely) I typically do not have the time to attend. 

May 18, 2012 11:35 AM #3
Cindy Jones
Integrity Real Estate Group - Woodbridge, VA
Pentagon, Fort Belvoir & Quantico Real Estate News
Thom our contract requires the home inspection report be provided with the request for repairs. It's an interesting Carch-22. .
May 18, 2012 05:31 PM #4
Gay E. Rosen
Julia B. Fee Sotheby's International Realty - Larchmont, NY
As Real as Real Estate Gets!

THom -  great subject... I like to 'pop in' as a listing agent to answer any questions that might have arisen.. If I do not know those questons (which is usually the case), then I can call my seller and ask them... As a buyer's agent.. if the seller's agent wants the report.. then fine... but I will point out that if I dislose everything to him, he will have to then disclose all of our fact findings to the next buyer.. so we negotiate...

May 18, 2012 06:46 PM #5
Elva Branson-Lee
Solid Source Realty GA - Atlanta, GA
CDPE - Atlanta Real Estate & Short Sale Agent

Interesting discussion here, Thom. I do not attend listing inspections (my listings are usually short sales), but do attend buyer inspections when possible so I can ask questions and see problems for myself. 

May 20, 2012 07:14 PM #6
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Thom Abbott

Midtown Atlanta GA Condos For Sale
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