I would always tell the listing agent so that the liablity shifts a bit if you know what I mean.  I think as far as letting other potential buyers in - it would be a case by case, but I think you need to let them in...just my two cents, of course:)  They have a right to see it...........  That is the hard part about the preinspections - it creates a sense of urgency for other potential buyers as far as competition goes. 

I dont Think it is a must , but is good practice to contact the seller and let them know.

Hi Rob,

I always tell the listing agent when we are going to have an inspection, even when the home is vacant, and even bank owned properties.  It's just common courtesy to let them know where we're at in the process.

If another potential buyer were to arrive during the inspection I would most definitiely let them view the property.

Doing an inspection that would leave you in a position of disclosure should be known by the seller.  As far as letting another agent in to show the home while an inspection is going on, I would not. If put on the spot though I may let them in but tell the inspector to take a break.

When you say you're doing a pre-inspection, who are you representing? Are you representing the buyer?  My market is not one of those markets where you do inspections without an executed contract because the buyers just don't have another $300 to spend if they aren't going to work out negotiations with the seller, but I'm curious as to whom you're representing. If it is the buyer, you have no right to not allow other buyers into the house for their showings because you don't have a contract to buy the house.  Even if you had a contract to buy the house, the seller can continue to show the house until the day it closes.  You, as someone else's representation, cannot hinder the sale of the home and not allow others to enter.

I really don't see the difference between inspecting a vacant home without notifying the seller, than if you would just go into an owner occupied house when he wasn't home, and perform an inspection without his knowledge. Doesn't the owner have a right to say yes or no to the home inspection any more?

Do some agencies pay for a pre-sale inspection these days? If so, do they not have to get the sellers permission first? As a home inspector, that would leave me wide open in liability to the seller for whatever might happen to the house before it closes. Please tell me that I have mis-understood the point of this blog??

Rob:

Here in California a physical inspection would require the listing agent being aware of such an action taking place. Usually an inspection is not done until escrow is open. If the listing agent has performed an inspection prior to a offer the buyer can elect to accept the information or paid for their own inspector to come out and evaluation the property Once the inspection has been performed the seller is normally informed. I would not have a problem with an agent showing the property while a home inspection is being done, as long as it does not jeopardize the safety of anyone.

I would definitely always let the sellers agent know.  Also, I do believe that you do not have a choice in letting other buyers see the house.  The Sellers have allowed it, and if you aren't under contract, you could be hindering the sale of that home.

I would definitely have an email reply from the Listing agent acknowledging that I was doing a pre-inspection, just so I am covered.

From what I understand you are representing the buyer. In this case I would always notify the seller's agent. As a buyer's agent you have no right to not allow the other agent and their buyers in the property. I always see it as "what would I want from others in the way of notice".