Home : Blogs : Colorado Springs Real Estate Blog - Kathy Torline - Nordstrom : Colorado Springs Real Estate Blog by Kathy Torline

Inspections -- To Stay or Not to Stay?

Inspections – to stay or not to say

Yesterday I had a buyer conduct an inspection on an occupied house that he is under contract on. The house is located in a nice quiet neighborhood, in the central part of Colorado Springs.

My business practice is that I meet the buyer and the inspector at the house and unlock the house for them. I often times leave for a little bit to get some other work done while the inspection is going on and then come back. From a risk management viewpoint, I've always been taught not to stick around during the inspection.

Yesterday I did leave for awhile and then came back to an extremely angry home owner. She came home from work early to see how the inspection was going and was furious that I wasn’t there and that I let the potential buyer and inspector into the house without me. She said she didn’t know them and didn’t trust them and it was still her house. I apologized, and then apologized again; but she wasn’t having any of it. I then called the listing agent and apologized to her; she was also extremely angry.

When I booked the inspection with the listing agent; I didn't tell her that I wasn’t going to stay during the entire inspection. My fault, I’ll certainly remember in the future. The majority of agents I know all conduct inspections the same way I do; but I shouldn’t have assumed this was O.K. with the seller. The listing agent told me she had never heard of an agent leaving during an inspection and she thought I was totally irresponsible.

Needless to say, I won’t make this mistake again.

What do you do during an inspection? Do you stay? Do you leave?

Posted by Colorado Springs Real Estate Blog - Kathy Torline - Nordstrom on 04/16/2008 07:27 AM

Comments (60)

colorado springs realty, realtors colorado springs, realestate colorado springs, colorado springs co real estate

Originally posted at: Colorado Springs Real Estate Blog by Kathy: Inspections -- To Stay or Not to Stay?

This post has been included in Colorado Information
Post is included in group: Realtors®
Post is included in group: Colorado Real Estate
Post is included in group: Buyer's Representation - Did You Know!
Post is included in group: ABR-Accredited Buyer Representatives

60 Comments on Inspections -- To Stay or Not to Stay?

APR

2008

I usually get the buyers to leave if I am also leaving.

I always stay. I like to be present and have the seller's agent present. That way if the inspector finds anything he points it out to everyone and we are all very clear on what the issue is. It saves a lot of time and a lot of arguing over a miscommunication in the long run. Also, I learn a lot following the inspector around.

Boy Kathy thats a tough one, it's happened to me as well, an inspection on a vacation home while the seller lives out of state, but by chance came up to remove some property to find unknown people in the house they still own. I have taken to tell sellers that the inspector has done a huge number of these and if they don't mind I will not stay for the whole routine, If they insist I stay-then I stay.

I haver always been told to remain on the property, but to have the buyer to follow the inspector around, while I wait in another area. That way the buyer doesn't take any cues from me, but listens only to the 'expert'.

I will tell you though, one seller complained to her agent that I sat down in her home while the inspector was his thing. She was quite angry and unfortunately took it out on her agent!

Steve: I think what I learned yesterday was to make sure and tell the listing agent to tell the seller that I typically don't stay during the inspection. If they insist, I will then stay. Lesson learned.

Everyday you learn something, what a lesson that was. I don't stay either, but I will make double sure I tell the listing agent and or seller of this in the future. I guess it is understandable for any owner to want to know who is going to be in the house without their agent.

I always stay. I consider it part of my job to be there for my buyer clients. I don't interfere with the inspection - I'm not an inspector - but I am there for moral support, to understand any issues that are brought up, and to then be able to knowledgeably negotiate for any repairs.

I've never understood the risk management aspect of not staying for your buyer inspections. The inspections are a part of our work, and the risk we undertake as agents is also a part of our work.

Mary: I certainly learned a valuable lesson yesterday, I made an assumption I shouldn't have made. Glad that someone else can learn from my mistake.

Kathy: In the past I have always met both the buyer and the inspector at the home. I let them in, introduce myself to the inspector unless we have already met, and then leave. I always return for about the last thirty minutes of the inspection to get the report in person, and to go over any of the issues that have come up with the inspectior to make sure I understand them. I never stay for the entire inspection, and I see no reason not to continue to do it this way in the future.

Kathy~ I always stay with the Client and the Inspector. Yes, it is an extremely boring time but I cannot see risking the Seller's security and my livelyhood by leaving the location.

Kathy

As an inspector I've done thousands of home inspection and I would say that 50% of the time I'm left alone or just the buyer and me.

IMHO it's the listing agents mistake not yours. She ASSUMED that you were going to stay and she was wrong. If the seller was concerned than she also should have told her agent to make sure that somebody baby sat the home. But if I was the seller my agent would be at the house not some buyers agent or inspector I don't know.

I get into conflicts with sellers and listing agents all the time, no biggie.

As the buyer's agent, I stay for the whole inspection with the buyer and the inspector. In many cases the listing agent will stop in during the inspection to see how things are going and I definitely want to be there if they do.

If a house has a lock box (MLS) or whatever service, is it not a requirement that the person who opened the box is to remain with the home until it is locked back up?

Who is going to watch the home while the inspection is going on? It is not the inspectors job to watch the buyers or whoever else is in the home. This is why the buyers agent or representative needs to remain inside the home.

APR

2008

I agree with Scott, if the home is occupied the Realtor usually and probably should stay if the buyers are there. Lately were doing a lot of foreclosures and I may not see anyone for days. We use a lock box key to let ourselves in and out of the property.

APR

2008

Kathy

Interesting thoughts and things to think about.

Your honesty regarding this slipup reminds us just a little that while we see $$$$$ ,the people living there feel lack of privacy and have concerns that need attention.

Gold star on Ask the Inspector Group for you

I leave as well and since the inspectors are licensed here in Texas, most have their own electronic access with a special numeric key that I have to get from the listing agent. When I call to ask for this "CBS Code" that tells the agent that inspector WILL be there on their own, and there will be an electronic record of them there just as there would be if another agent showed the sellers home. Sounds like you were dealing with a seller that wanted to blow steam at someone and you happened to be convenient. You might ask your broker how they would want you to handle such things in the future. If they agree with your "system", then just understand there ARE people that are going to get mad at you and there is not much you can do about it, but I agree you should in the future tell them your policies up front and how you will handle the inspector's access.

I had a seller want me as their listing agent at a buyer's inspection of their home once and i refused at the advice of my broker. They got mad as well, but they got over it... ;-)

I have heard it both ways. I have stayed in the past, and have made it a mantra to stay, especially if the buyer is not there, as I had a poor inspection come back to be an issue post-closing. I think it can be used as a great time to further the relationship with the buyers: the inspectors I work with prefer to do the entire inspection, then do a summary walk through of the items of concern, and a written report is delivered in the next 24 hours. I have opened the house for the buyer, as a favor to their agent, and not stayed -

Kathy

It is always interesting to see how things are done in other parts of the country.

I attend all inspections, even for my sellers, consider it part of my job. Sometimes inspection requests are not clear and by attending the inspections I'm able to met with my sellers and show them exactly where the concerns are the inspector has found.

Hi Kathy...I always stay during the inspection, more so if it is occupied, but I stay tucked away somewhere using this time to make phone calls. Sorry you had a bad expierence with this.

Kathy,

As an inspector I can honestly say only about 25 percent of the time does an agent or anyone ever stay with me while I do an inspection. Maybe I'm just to trustwothy looking, I don't know.

I'm an inspector in Los Angeles and I always appreciate it if both the buyer and their agent are there as well as either someone representing the listing side or at least some way to contact the seller if needed. It doesn't matter if you're right near me the whole inspection but it's just nice to have everyone involved nearby. I think that it is important for everyone to know what is going on with the property and also having the agents and seller available to help me if I need access somewhere, etc. is always nice.

APR

2008

Kathy-This is very interesting post. I know that many Realtors do not stay for the inspection, for good reason. Every class I have been in on the topic says not to open yourself to liability by commenting on the condition of the house. I think the main issue is really the listing agent who disagrees with the inspector and tries to negate his comments on the house, but, as buyer's agents, we can sometimes say the wrong thing.

What I typically do is to tell my buyer in advance that the inspector is the expert in his field. I tell them that I will be there but I will stay out of the inspector's way. They should address any questions on construction, mechanicals, etc. to the inspector. I also suggest that they should ask questions in order to educate themselves. Then I am present at the inspection, but I usually sit in one room and read or do paperwork. I don't think the inspectors mind that the agent is there as long as you don't offer your opinion.

As for your specific situation, one thing to tell the homeowner is that, like you, the home inspector is a licensed (at least in Illinois) professional, does inspections all the time, has a reputation to uphold and, therefore, can be trusted to be in the house.

I will feature this post in the ABR group, because I'd like to see how others handle the situation.

Rich: I think what I learned from the situation is that I didn't tell the listing agent that my standard practice is not to stay during the inspection. Although this is very typical in Colorado, I shouldn't have assumed the listing agent knew this. On the other hand, if the listing agent knew that the seller was extremely sensitive to having people in her house, she could have let me know about her concerns. I have since found out that the seller was really concerned about identify theft and her prescription drugs being taken.

In the future, I'll always tell a listing agent about how I conduct inspections with my buyer. Hence, I should be able to avoid this situation in the future.

FYI: Inspectors in Colorado are not licensed, But even though they aren't licensed, they wouldn't last very long in business if they didn't conduct themselves in a professional ethical manner.

APR

2008

Kathy, I'm surprised how angry the seller and listing agent were. I think you handled the situation well. Although all of the classes teach not to be present at the inspection, I am always present and I walk through with my buyers and the inspector. They may not understand or remember something when we write up the inspection notice so it helps having been there. Not only that, I have more of an understanding of what needs to be repaired/serviced. Maybe it's the wrong thing to do but my buyers always thank me for being there with them since many of them have not done an inspection before.

Kathy here is a link to a blog that talks about staying or leaving from inspections written by Jennifer Allan: http://activerain.com/blogsview/423369/Surviving-the-Inspection-from she also has another one she posted right after this one.

I agree with the majority of posters here. This to me is 100% part of my job as a buyers agent. You are helping to protect their best interest. This in my opinion includes getting educated on the problems in the house to be a better resource for your clients when they need you to negotiate with the other agent to have the repairs done and/or getting out of the contract because of problems. If you're not present, how do you know if the buyer is making a problem a big deal or if it really is?

Looking at it from a buyer's point of view though... what message does it send to them.. You have more important things to do than to stay with them for the home inspection. Especially if this is a First time buyer... they need their hands held every step of the way just to keep them from getting overwhelmed! This business is all about building relationships, getting referrals, and repeat business. Everything we do either builds that foundation or tears it down. Just another point of view to consider....

APR

2008

Anyone can attend, but inspectors do their best work alone or with client only. Personally, I would prefer the seller to be far away during inspection time :-)

Commercial Building Inspection Chicago

MAY

2008

As an inspector, I have yet to have the agent stay an entire inspection with me and my client. I would agree with Erol's comment just above that we do our best work without all of the distractions of someone standing over us. That probably doesn't sound really good, but it is very difficult to inspect a 2500 sq ft home and not miss anything when there are 4-5 people following you around, asking questions. In my experience it is best to have everyone show up at the end of the inspection so I can go over everything with them, answer any questions and physically show them any problems that were found before I leave.

MAY

2008

I always stay. Last week, there was an inspection on one of my listings. My homehowners called me because they were concerned that the buyer and inspector would be there alone. I assured them that I would be there and the buyer's agent was there, as well. If an issue comes up, it is the two agents who will handle the negotiations on remediation, repair or credit. It helps if we see the potential problem, first hand.

Usually, the inspector understand this and will point out problem areas to the agent(s) as well as the buyer. In this case, the inspector preferred to be alone, with the buyer. We respected his choice, but remained, in the house.

I've been told NOT to stay for risk management reasons. If I have to be there or someone insists, I bring a book and (weather permitting) will sit on the front or back porch reading until the inspection is over. I won't follow the inspector or buyer around. I tell the buyer they have the right to attend, but don't really encourage it.

Hi Kathy,

From the liability standpoint, I stay and I direct my buyers' questions to the inspectors. I always encourage my buyers to attend.

When representing sellers, I ask my sellers to vacate the property during inspections. I attend the inspection if it is an occupied house. It helps to see potential problems first hand and be able to relay any concerns to my sellers.

Catherine

MAY

2008

Around here most agencies require their agents to stay at the home while the inspector is there---and they can be fined if they don't. Can you imagine an agent dropping their clients off to check out a house and then say "I'll be back in a couple of hours." It makes good business sense for there to be both agents and inspectors around together for liability reasons. Very rarely does the agent leave the site anymore in my area----maybe to get coffee:)

JUN

2008

As for me Kathy, Please stay for the review of the findings with the client. Of course you have to pacify the owner, buyer and other realtor but when it comes to inspection results review, Be there. You already know your client and if you percieve that I am scaring them unduly or that they are not understanding then you have an opportunity to let me know. There should be nothing scary about the conditions in a home (SURPRISED?) read on. Yes there are things to be concerned enough about, to make changes for safety and health but there is no reason for a buyer to be scared, INFORMED, YES, scared NO!!! All situations are correctable, even if you have to tear it down and rebuild....BUT....If the price is right then that is an OK option anyway. Your presence gives them a little more comfort and allows me to fully develop a thought to completion to ensure client understanding.

Blessings

JUN

2008

Hi Kathy, things are done differently in different areas with different laws explaining some differences.

As an Inspector in Texas, almost without exception the agent is never at the inspection. But then Texas inspectors are licensed through the same state agency that licenses agents and brokers.

There is extensive use of Supra key boxes with inspectors allowed to have the electronic key pads. As inspectors though, we have to get the CBS code from the listing agent to get access.

Maybe 25% of the time the agent dealing with the buyers will show up at the end of the inspection to get a quick summary. As an inspector, agents at the inspection are no problem unless there are too many interruptions trying to restate or minimize issues.

I would think managing the expectations of the seller, buyer and listing agent is the answer. Good communication is almost always a good idea.

Jim

I think as professionals we should try and hold all hands all the way through the entire process.

Your post is a good heads up for all REALTORS.

JUN

2008

Kathy,

This is an interesting and important topic that you brought up. I really believe an important part, that is often overlooked, is what to do with the sellers during an inspection. When I represent the sellers, I ask the sellers to vacate during the inspection if they still occupy the home. There are a couple of reasons, but I would like to express this one reason with all of you:

Reason #45 - I feel that sellers and buyers should be separated as much as possible until settlement. It just seems that so much can go wrong (I know from experience) when sellers and buyers try to be sociable and friendly during the transaction. Before you know it, they exchange numbers, call each other, agree to sell some personal property to each other, then that personal property deal falls apart, each side takes it personally and then you have two sides that despises each other right before settlement who then try to walk away from the transaction. You are just asking for trouble if you allow the buyers and sellers to contact each other during a transaction. That is why we have real estate agents!

Glenn: I also believe that it's better for the sellers and buyers not to have contact. But as you can see from the posts to this blog, this topic has generated many different opinions. Thanks for stopping by!

JUL

2008

From an Inspectors point of view, if the home or building is occupied then I will need someone else to be on site. Now it could be the owner, either agent or the client(s). What I have heard coming down the pipe here is that the realtors will have to both be on site , hope not as this would really be a waste of time, it would be better spent selling more buildings. IMHO.

JUL

2008

Chuck: Thanks for your comments. It's been interesting to see the different opinions on attending inspections

JUL

2008

Wow, I can't believe at how upset they got. I very rarely have any company during my inspections. The agent opens the door, the client usually shows up about 1.5 hours into it and in most cases I lock the door behind me when we leave, but some agents do show up to double check that it is locked.

Personally I don't think what you did was out of the norm, just a paranoid seller that probably chewed out the listing agent, which turned into an angry listing agent.

Good post!

Brian: Thanks for stopping by -- as you can see from the comments, there's been a variety of opinions about how I handled the inspection. I think what I learned is to make sure and let the listing agent know how I handle inspections; that way there won't be any surprises!

JUL

2008

The only time I leave is if the house is unoccupied. Although our local ABR instructor advises you should NEVER stick around or you could put yourself in a position of liability if something major was missed during the inspection.

Kathy - I stay. Who is responsible for locking up if the inspector finishes before you return. What if there is an accident or damage during the inspection? You don't have to follow the inspector around (ok, I admit, I do until I am told to stop looking over a shoulder), you can conduct business from a kitchen table. But, the important thing is to be there.

Would you let someone into a home to preview it and then go away? Not quite the same thing but no too much difference. By the way, I do know of agents who will/have given out combos to clients or others wanting to preview a home just because they were too busy or not motivated enough to drive 2 or 20 miles.

Kathy, how does the inspector missing something come back to you? You, afterall are not an inspector are you? Most inspector's E&O policies cover the agents involved anyway. If there is an issue everyone within ten miles of the inspection is going to get named in the suit anyway:) Gets us to the point of making sure you are involved with REALLY good inspectors.

Mike,

While I understand your comments, We in WV use the lock-box system and are letting ourselves into the homes all of the time. Only one office in our area requires the Realtor to be there but their presence is only for the review of the inspection with the client. I really like for the realtor to be there so that there can be interaction at the time of THE question. When a client turns to me and says...."should I ask for that to be replaced?" The Realtor typically steps in. It is NOT my place to say what should or should not be addressed by the buyer or seller. I do not look at the PDF, MLS or the pricing (never have, never will) I like to do the discovery on my own. Not knowing allows me to stay totally neutral and just say "this needs attention" or "this is a serious safety issue". The realtor is able, knowing all of the parameters to better decided how to direct the client. I can only describe the condition and say..."This needs attention"

Blessings

Wow, I got in late on commenting on this one. Don't know how I missed it. Great post, great comments.

I say selling agents should NOT be at the inspection. Let the buyers choose the inspector. Let the inspectors set their own appointments and make their own arrangements with the listing agent / seller.

The seller agreed to the inspection, that should include allowing an inspector access. If the seller wants to be there then they can set the appointment that way. If the seller wants their agent to be there in their place then so be it, that's between the seller and their agent.

Who lets in the appraiser in your area? Who lets in the termite inspector? Who lets in the buyers insurance inspector? All those inspectors should be making their own appointments with the listing agent / seller. In this area, In this area all of the inspectors rent an e-key just like the agents. If they don't have an e-key they usually don;t get the business unless they can sweet talk the listing agent into meeting there to let them in.

The way i look at it is... Why should the selling agent be there? They (usually) are not representing the seller in any way. If they open their mouth they could be accused of persuading the inspector. 2-4 hours sitting in the car or on the front steps waiting...... your joking....right? I sure don't want to become liable for the actions of the home inspector at a property where I don't represent the seller.

Just my humble opinion... I think you should start telling the inspectors to set their own appointments with the listing agent / seller. Then, no one should assume you will even be there at all.

Thanks for the great post.

Doug, let me get this straignt now, you as the buyers agent( selling agent) would not like to be at the inspection, then when the client (Whom by the way should be at the inspection) starts to get a little uneasy from all the items we see and talk about, will not have anyone to tell them what they can do to offset this. As an Inspector we do not tell them to try and adjust anything with the price, and so when they have had it with the house they will ask us to stop the inspection, and a lot of the time the agents that are on site will do this for them and go find a different house(Better house?) IMHO. Chuck

A HUGE ditto to what Chuck said. The buyer's agent should always be there in my opinion. They are the buyers facilitator, advocate and counselor----an enormous missed oportunity if they are not there. It is a sad commentary when concerns about liability over-ride taking care of our buyer----some things are just worth the risk.

I almost always stay for inspections if I have the buyers in a transaction. It just feels like the right thing to do for me. In our area, the inspectors tend to arrive a couple of hours before the buyer, complete the inspection and then when the buyers arrive at the specified time, the inspector runs through everything with them. I try to arrive 20 to 30 minutes before the time the buyers were told to be there because they are always early.

As an inspector, i will say this: The inspection is my responsibility. I am responsible, not the agent, while an inspection is being conducted. That seller had no business yelling at you! A Home Inspector is a professional and should be reguarded so. It is entirely up to you whether you stay or go- i guess it would have to depend on your schedule and how nervous the present owners are, but there is no reason for the home owner to believe a buyer and an inspector can not be trusted. What a way to sour the deal huh? I mean, if i was selling a home i would be alot more pleasant.

my two cents

J. Tribuzio

Charles, Chuck, Brenda and Joseph, You guys (gal) are right on the money. All but one office in our area actually tell their agents to stay away, even if they are representing the buyer. I just canot comprehend the logic. I say take care of the client (.) Period!!! You cannot do that if you are absent and just getting the report verbally from the buyer. There is no substitute for being there.

Blessings

Chuck - Your right on the money. The selling agent should NOT be at the inspection. (see blow)

Charles - I totally understand your reasoning. I was once there myself. (see below)

Brenda - That's not a bad arrangement at all. As long as the agent can keep quiet during the inspectors review. Then meet with the buyers afterward to faciliate a resolution to any issues. (see below)

Michael - The "taking care of your buyer" at the home inspection is exactly what the buyers attorney will focus in on when something goes wrong 2 months after the closing. (see below)

I understand everyones intentions of wanting to protect, advise and facilitate the inspection / inspector. I really do I can do more good than harm when I attend a home inspection. But the issue of liability is far, far greater when you are at, and participating in the inspection. Did you all see NBC Dateline a few years back? The report where the well intentioned real estate agents were roasted on public TV for the subtleist of comments during an inspection? Home inspections are the single biggest liabilty issue for a real estate agent in a transaction. Take a look at HADD, There's some scarey stuff out there. Almost anything you say or do at a home inspection could be the first thing a buyers attorney would jump all over if/when there is an issue after the sale. The home inspectors indpection agreement does a great job protectiing the inspector from liablity but does NOT protect the agent. Why do you think the inspectors have E&O insurance that "protects" the agent? probably because the agents who attend inspection WILL NEED protection at some point. Why even make it an issue? Just don't participate in the selection of the inspector or in the actual inspection. AT some point, if something goes wrong with a property, you will be the first person that gets the phone call saying " you knew about (insert problem).... why didn't you insist that the inspector inspect (problem) more thouroughly". Guess what? If you did not help choose the inspector and you were not at the inspection, NO LIABILITY. And in most cases I've heard about, fraud seemd to be a quick and easy accusation. I've taked to plantifs attorney's (not where I was the defendant) and I've talked to Judges. Believe me when I say that home inspections are the single biggest liabilty issue facing real estate agents in today's market and, it is one of the only areas that is out of the real estate agents control (and should be). Why do you think ABR instructors tell you to stay away from the inspection? It is out of your control, if you on the premises you will be accused of trying to control the inspection. Do you look over the appraisers sholder while he's doing the appraisal? No, it's out of your control. Do you go with the title examiner to the court house to make sure the title exam is done properly? No, it's out of your control. Stay away, let the inspectors do their job, your job starts after the inspection is over. If you must be there to open the door, wait in the car, wait on the porch steps... but DO NOT become involved in any way whatsoever with the actual inspection. Some day, when a buyers calls you wanting to know who's going to pay for the $60,000 repair bill, you will be very glad you did.

As you may have guessed, I feel very strongly about this, maybe I should make a blog entry?

Thanks again Kathy for your thought provoking post.

The "norm" in Virginia (as I see it) is to stay with the inspector & potential buyer through the entire inspection. I view this the same way that I would not open the door for a buyer looking to view a home and then leave. Access is granted via am agent lockbox, not an inspector lockbox, so I see myself as responsible for the home while it is still owned by another party.

I did one this afternoon, the contract is for $700,000+ and took a little over 3 hours. As my routine is, I work a T-shirt and jeans... I crawled into the attic when the inspector needed to show me a defect, watched as he attempted to get the heat to work, and noted the broken basement tiles that probably contained asbestos. Just another day at the office.

The agent that was angry with you must not be doing much business. I never attend inspections, because I don't want an inspector to feel like he/she needs to please me for future business. I coordinate with the listing agent and inspector for access. If the list agent was upset he/she never communicated with the client and should have... Just my thoughts...

Thanks,

JUL

2008

Doug, You certainly do feel strongly about the subject...that's good....I really have not taken the time to look at the subject as you have stated it. You make a number of valid points. I can see where a litigator could twist a perfectly innocuous statement and twist it around, it is done all the time. When I said "take care of the client" my thoughts come from a protection standpoint, making certain that the client knows everything that I can possibly see and what I believe to be true about the home as well as the things that I see that I cannot report on or those items that need "further evaluation". The reason is to present to anyone (judge/jury) the best possible attempt to protect the client. I may be naive' but I really do think we, as inspectors are providing safety and condition inspections for the protection of the client. When I perform a client review with the buyersagent present there are almost never any callbacks. Things are explained and re-explained until all parties are on the same page. I think the proficient inspector willcontrol the review and make certain that the Realtor does not change what the inspector is intending with his verbiage. I really do see your points and it IS a point of contention.

AJ & Jodie, You are committed. Your post is a first for me, you will certainly know what is going on.....

Rick, I would not be offended or feel pressured to do or say anything regardless of who was present at the inspection. The homes are just what they are and I am only the messenger. Please don't shoot me, maybe that should be my new by-line :-) TEE-HEE.

Blessings

AUG

2008

Rick: I think the biggest lesson I learned from this was not assume something. In recent inspections, I've told the listing agent what I typically do, so if they don't like it they can tell me ahead of time.

I guess every area is different. The agents are told to stay away by their brokers. Most will not even come out and open the door for the inspector to get it. We have to pick up a key and return it. There has been a time or two I have gone out of my way to do this. They do not allow a inspector to have a key box unless they are a Realtor.

AUG

2008

There are 3 types of agents. Those that stay, those that show up and leave, and those that don't show up at all. Doesn't mean that any choice is better than any other choice, just different. If this is the third time you've had an offer on this particular house and you've been to more than one inspection, then leave. Your bored and most inspectors can handle it especially if you know the inspector.

I very rarely get an agent to tag along anymore.