Do You Attend Home Inspections?

Good Post Cecilia. 

As a fellow Cleveland person, I believe custom here in town is for the Buyer to have the inspection with their agent present.  I do not believe you or anyone else has said that with your knowledge you can ask probing and clarifying questions of the inspector.  I think we all have seen cases where something was said and was misinterpreted by a buyer.  Being there and assisting your buyer with questions is good.  

Great topic Cecilla!

I am an Ohio Realtor. I had a deal fall apart 15 minutes ago due to the home inspection and then stumbled onto your blog. I have never attended a home inspection, but if I had read this blog a few days ago, I may have started attending them at that time. My broker encourages us to stay away from the inspections. The rule of thumb is let the inspector do his/her job and get the report from the buyers afterwards - to avoid any liability. Until this deal, I agreed with that. After hearing the comments that my buyers received from the home inspector, I now disagree with that logic and I will be at every home inspection from now on. The hired inspector for this house told my buyers the home was way overpriced and they should be paying $10,000 less than their offer. THAT'S NOT WHAT HE WAS HIRED FOR!! THE APPRAISER WILL GIVE US THAT ANSWER. He also said the only safe/good item in the house is the roof!! That's crazy!! Why say that? Well it scared my buyers off and now they don't even want to look for another house! Live and learn! It won't happen again!

Well- I suppose it's time for an inspector to chime in.

First and foremost, a note to Melissa- please do not let one bad experience taint your opinion of home inspectors, and certainly do not let this experience cause you to stray from your broker's protocol. Without a doubt, the inspector you mentioned has broken an intra-industry mega-rule. He is not a professional and like I ask everybody who has complaints about inspectors- who is he???  I teach many home inspectors throughout the state. If anything is beaten into their heads, its when to keep their mouths shut. Whats more, as most of you know, there are many inspectors who view Realtors as coming from the other side- an enemy of sorts. I think this notion is bizarre. Sure, there are Realtors who overstep their role and attempt to dilute or a taint an inspection, just as there are bad inspectors. What I preach is that we (the industry) need to cull our bad apples. If we don't, then some quick-shooting law maker will build a legislative wall between us. It's my firm belief that such a condition would cause a great disservice to our mutual client.

Celia, it is an excellent post. From my point of view, it is absolutely appropriate for a buyers agent to be present during an inspection. Of course, the agent must exercise restraint- especially when their opinion differs from that of the inspector. Once the inspection has ended, the client is all yours- help them digest the report and prioritise the issues. By all means, offer your opinion. That is your job and my students are trained to know and respect that. On the other hand, I have had agents who were so vocal during the process, I had to ask them to leave, or see the inspection ended.

As far as the listing agent being present, I really think it's a bad idea. Of course we're working to the same end, but even the simple spirit of fairness allows for the client to have an unfettered hour or two with their hired consultant. If a listing agent must be present, then I urge them to busy themselves somewhere away from myself and the client.

When you get down to the nitty gritty, the client is entitled to an inspection vis-a-vis, the purchase agreement. Without it being written, one can suppose that the inspection would be performed in accordance with industry standards. The Standards of Practice and the Code of Ethics of all three major home inspection organizations, as well as the requirements of the states that have licensing, specifically state that the inspection and the report are the client's property. Therefore, the person having the right to specify who may or may not attend, is the client.   

John Cundiff, CMI

HomeWise Building Inspection Services

Adjunct Faculty, Hondros College   

i do not understand why ALL Realtors do not attend the inspection.

Most of the ones that use me do. Why?

So that they understand the inspection. The report sometimes makes things sound worse than what they really are.

Attend, Attend, Attend.

Better yet why would you not attend?

I've only had one inspection so far, and I didn't hesitate to be there with my buyer.  We need to be fully informed if we're to help in the negotiations.  But then, I'm also in the Cleveland area, as you know.  : )

And it really helped to read an inspector's point of view - thanks John!!

Mike- explain this clause.

IMO, A contract can spell out anything the author chooses. However, in application, only the signatories are effectually protected or exposed for actions arising from the instrument. The only thing that would protect an agent from liability is "third party coverage", if purchased by the HI. Indeed, this is something Realtors should demand of inspectors they may refer. Of course, the real benefit is that this would cull out HI's that are uninsured- which is the majority of HI's in Ohio.

Hi Cecelia:  The one reason I keep hearing as far as the reason agents should not attend inspections... is agent liability.  I am there at the beginning of the inspection... then I leave, and return at the end... usually for a copy of the inspection, and for an explanation of any of the items after I read the inspection.

I have seen instances where items were overlooked during the inspection, then after closing the new buyers/now owners got quite upset when they discovered the "missed item"... and then accused the agent of distracting the inspector so the item wouldn't be found.  It could go either way... but that's one side to consider.  Thanks for bringing up the question...

Cecelia,

I sell commercial and more often then not, apartment buildings, and I almost always attended and complete the inspections.  I want to know and see and understand exactly what the Buyer may ask for or if I am representing the Buyer, then I want to see and understand potential problems.  I view agents who do not partiipate in this exercise as simply waiting to cash a check.

Sean

Cecilia:  First of all, sorry I misspelled your name in my first comment.  After seeing all of the comments, I still feel it is wise to attend the inspections... regardless of whether it is your buyer or your seller.  Take care...