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What this Realtor® wants from her home inspector

By
Real Estate Agent with Compass

There was a blog here recently from a home inspector who basically accused Realtors® of only recommending home inspectors who are quick, easy and don't find defects.   He said they pay us for referrals, even said some that are easy to schedule might be, um, well let's just say he implied they have a very close realtionship with the agent.    I was quite taken aback at the tone of the blog, and at the fact that he did not allow comments.    So in case you are in the market to buy a home and wondering what agents want from their inspectors, I thought I'd clear a few things up and explain at least, what my standard is for inspectors.

1) I have used many, many different inspectors in my 7 years selling homes and am always looking for more and better ones to pass along to buyers.   I have never insisted a buyer use one, and always ask if they happen to know one themselves or would feel comfortable doing their own research to find one.  And I keep putting the process more and more in the buyer's hands.  The last inspection a buyer of mine did was with one she found on Angie's List.  That was more than fine by me!  If he did a bad job, I did not recommend him.  I might direct buyers to Angie's list in the future because he did a great job as far as we could tell.   

2) I have quit using a few inspectors when the buyer says they did not like them.   It's kind of a one strike and you are out thing with me.   Inspections are too important and if I am worried you are cutting corners or moving too fast, I will not use you again.

3) I have never been paid by an inspector.   That is against the law.  I don't think I've even received a box of chocolates at Christmas time from inspectors I use frequently.   

4) I don't want inspectors who find nothing!  If you are concerned about this as a buyer, because you think all agents are more concerned with selling the house than doing a good job for their buyers, let me put it this way:  My job is to protect your interests.  Okay, so say you just don't believe that's possible because I am paid on commission, try this -  If you buy a house that is full of problems and the inspector I recommened to you missed obvious defects, you are probably not going to recommend me to anyone.  You not recommending me to anyone is far more damaging to me than you backing out of a house on the inspection.     That's why it's one strike and you are out with me (see #2).   

5) A great report.  I need an inspector who emails a PDF of a typed report within 24 hours of the inspection.  If you hand me chicken scratch on triplicate forms that I can't even scan legibly, that is a problem.   The report is a huge part of the negotiations and it needs to be read easily.  

6) Good manners.   This is where we get into trouble.  No, I don't want inspectors to sugarcoat over defects, but I really don't care for inspectors who hate houses in general, use extreme language to describe the tiniest flaw, and make sexist comments or don't acknowledge the female buyer.  Yes I had that happen once, and fortunately, it was an inspector the buyers found on their own.

7) But the most important thing I need, want, must have in an inspector is one who is completely thorough.   You need to bring your ladder, flashlight and all sorts of gadgets I don't use so I know you are really scrutinizing this house for my buyers.  The last thing I want is for the buyers to get stuck with a money pit because you didn't do a good job.  You had better get on the roof, crawl around in the attic, open every window, door and turn on every faucet in the house, or quite simply, I will try to avoid using you again.

Comments (16)

David Burrows
Classic Realty - Fairfax, VA
No Pressure, Just Seriously Devoted to Real Estate

Number 10 is one of the greatest concerns my clients bring up to me. Thoroughness in Home Inspections is a must. Thanks Coral for a great post today.

Dec 29, 2011 07:50 AM
Coral Gundlach
Compass - Arlington, VA
Real Lives. Not Just Real Estate.

Thanks David.  I think all good agents feel this way.   It is sad that there's such a high level of distrust on this subject and that some inspectors even perpetuate it.

Dec 29, 2011 07:54 AM
Win Home Inspection
National Home Office - Madison, AL

Coral I really enjoyed reading your article and agree with your reasons. All of our inspectors are trained to do everything you mentioned and provide the best customer service possible while doing so.

Thanks for sharing! -Jennifer

Dec 29, 2011 08:01 AM
Pat & Wayne Harriman
Harriman Real Estate, LLC (203) 672-4499 - Wallingford, CT
Broker/Owners, Wallingford CT Real Estate

Well said, and we heartily agree! That inspector obviously has never heard of the phrase "don't bite the hand that feeds you." Hopefully AR will remove the post or at least send him a nastygram advising him to pick his words more carefully in a public forum. We took the liberty of reblogging this post as well as suggesting it! Great job!

Dec 29, 2011 10:23 AM
Cindy Jones
Integrity Real Estate Group - Woodbridge, VA
Pentagon, Fort Belvoir & Quantico Real Estate News

And of course in our area a good home inspector is going to be even more important with our new contract.  I think I got a pen once from a home inspector but that's it.  No kickbacks and no fancy parties just a home inspector who looks from crawl space to attic and every where in-between to assure the buyers that they know what their getting in to.

Dec 29, 2011 10:51 AM
Tamara Inzunza
Realty One Group Capital - Alexandria, VA
Close-In Alexandria and Arlington Living

Agreed and suggested.  I love it when the home inspector shows up equipped, prepared, and armed with the digital camera, and deskjet printer.

Dec 29, 2011 01:23 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Personally I don't know anyone who is quick, easy and/or finds no defects.  I am not an alarmist, but I am not a sugar coater either.  I think an inspection is 30% report, 30% communication, 30% construction knowledge and 10% people skill.  You really can't lack in any of those criteria.

I did have an agent a couple of weeks ago upset with me because I did not itemize a list the buyer should present to the seller!  Sorry, don't do that!

 

Dec 29, 2011 11:45 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

By the way, I had an extra box of chocolates and could not remember who they were supposed to go to.  Sorry, I will get them over to you right away...

Dec 29, 2011 11:59 PM
Coral Gundlach
Compass - Arlington, VA
Real Lives. Not Just Real Estate.

Thanks WIN.

Pat and Wayne:  That blog was just mind blowing.  He clearly hates agents and has decided he does not want referrals from us.  He just did serious damage to his reputation.  I can't really understand why someone would do something like that.

Cindy:  I know it is.  And the report will become even MORE important in 2012.  Every little nook and cranny must be covered in it to determine the condition on home inspection date.  I can't believe inspectors are still using those triplicate hand written forms.  I quit using one because of them.   They were impossible to read!

Tamara - Camera!  Yes, should have included that.  The more pictures the better, that's for sure.

Jay - Believe it or not, I've run across some who get in and out in an hour and do nothing but talk the whole time.   Not good at all.   No it's not your job to itemize a list for a buyer, that's the agent and buyer's job.  

 

Dec 30, 2011 12:02 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

The chocolate comment was a     ;>)

But you probably already knew that.

Dec 30, 2011 01:17 AM
Coral Gundlach
Compass - Arlington, VA
Real Lives. Not Just Real Estate.

Jay, of course it was!

Dec 30, 2011 01:19 AM
Valerie Duncan Stewart
(Metro First Realty) - Oklahoma City, OK
Real Estate Agent-Broker, OKC, OK

Wow! Great blog Coral. Suggested and re-blogged!

I didn't know you could ask an inspector to pay you for a referral! LOL.

Great idea suggesting the buyer look at Angie's list for an inspector. I will try that next time.

Dec 30, 2011 03:26 AM
ActiveRain City and State Listing Group
Christiansted, VI

Over the years I have (my buyers-clients) have used several different Home Inspectors, but years ago I discovered one that has all the qualities you mention, plus a couple more. I allow and encourage my clients to use anyone they want, but I explain my confidence in this particular one.

We (and our clients) should EXPECT integrity, honesty, credibility and thoroughness from our inspectors as well as our fellow Realtors and should settle for nothing less.

The inspector I have highly recommended to my clients is also the one I have personally used on several homes I bought.

He charges me the same as everyone else and treats me just like any other Customer........he gives good service and leaves no gaps!

Dec 30, 2011 03:41 AM
Jane Peters
Home Jane Realty - Los Angeles, CA
Los Angeles real estate concierge services

I saw that post and it was outrageous.  Any agent worth his or her salt represents the buyer to the best of their ability which means finding an great inspector.  I have one I use all the time and always worry that he will not be available.  I trust him implicity.  That guy was so out of line.

Dec 30, 2011 06:16 AM
Coral Gundlach
Compass - Arlington, VA
Real Lives. Not Just Real Estate.

Thanks Valerie!  I like it too.  It's a respected list and it takes any notion of conflict of interest out of the buyer's mind.  I often learn things from my clients :)

Don - I don't insist upon one or highly recommend any of them.   I don't like the the liability associated with it if they make a mistake. I just say, I've had clients use these with good results in the past.  I always explain too that none have x-ray vision and can't possibly find eveyrthing.  That's what was so great about this last Angie's List inspector is he said that outright too, and really earned the client's and my respect with that kind of honesty.   I still don't think he checked every window though!  

Jane -  Hi!  Love the new picture.  I know it was,  and I think blogs like that just stoke buyers' fears that we can't be trusted.   And, as we all know some can't be!  That's why I had to write a retort.   He was way out of line, especially with the line that if they are "always available" it means the agent is sleeping with them.   Ridiculously unprofessional.

Dec 30, 2011 07:29 AM
Barbara Altieri
Better Homes and Gardens RE Shore and Country Properties - Shelton, CT
REALTOR-Fairfield County CT Homes/Condos For Sale

Carol -- Great post. Same here.  One strike and you're out.  I usually give three names from which the buyers can choose -- or not. It's their choice -- not mine. The ones I recommend have been tried and true, so I know they are thorough and treat my clients with respect.  I am always open to adding to my list.....but they have to pass my test first!

Jan 02, 2012 01:58 PM