Should a Home Inspector speak to the listing agent?

This is not a debate whether a listing agent should be at the home inspection, as here in NH it is customary that the listing agent attends the inspection to both answer questions and be able to get first hand information for the seller. In attendance was the buyer, the inspector and the listing agent. 

It is customary to follow the inspector, staying at a distance, out of their way, but taking notes of what they are seeing and saying. In an inspection the goal should be to identify any repairs that would be needed on those things you can not see. In the end, relaying what may have been found to the seller and what it may take to repair anything that needs repair. It can head off a buyer trying to use the inspection to renegotiate for items that did not need repair. Buyers inflating estimates of repair and most important, to know what is major and what is minor finding a way to keep the sale on track. 

The problem started when he was going over the hot water heater which is just over 4 years old. He said it would most likely have to be replaced in the next 1-6 years. The buyer began to panic needlessly. A good inspector does not alarm the buyer. They do not make guesses, do not make estimates or predict the future. There was no leaks, no rust or sign or decay. The average length of a gas hot water heater can be 10-15 years. I was making notes as the inspector made a face at the buyer now in full panic. 

He moved on, entering a crawl space area, Not readily accessed and pretty dark that one can not see from peaking their head in. He was saying something but we could not hear him. When he came back out, I asked what did he see? His response set the tone that "he would not be telling me, that the buyer could tell me when they got his report." 

It what should have taken an 75 to 90 minutes in this small condo, he was already at 2.5 hours. He had an upset buyer and in his best angry stance, stomped through the rest of the home. At the end of the inspection, most inspectors go over a summary of what they saw. He refused. The buyer at a loss stayed behind to walk through one more time. Very sad... asked a couple of questions. The alarmist had her thinking the condo could burn down anytime missing a smoke detector. That the new faucets could explode in a geyser being loose. That she must replace the water heater cause it could let go any day. 

In the end, I had already relayed what was found to the seller who agreed to replace the smoke detector. To have the plumber who installed the new faucets tighten them. Lastly she asked about the water heater. She asked why the inspector would say that if it was not going to fail right away. She had already called her father who calmed her. She apologized for crying and it was ok, it was scary to hear that. She mentioned the poor attitude of the inspector. She was happy though it was over and even happier when i told her what the seller wold correct later that day. The buyer agent had arrived just at the end to amazement. Having been there I was able to see, hear and save a deal where the buyer most likely would have ran from this sale based on alarmist talk that was not even reality. The buyer left happy. The buyer agent thanked me and the seller came home happy i was there to relay the information and solve the crisis.  

The MOST IMPORTANT thing in real estate for me, is to provide great service. To stand out from the crowd by being there through each step of the buying or selling process. My message that I want to share in Real Estate, is that my philosophy is simple, to provide more personal and professional service to guide clients through each step of the buying or selling process. All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest.