When The Listing Agent Shows Up To Inspections...

Real Estate Agent with RE/MAX Compass 0524642

When my buyer (and most other buyers) attend a home inspection on the home they are purchasing they prefer that the seller and listing agent are not present. The buyer, the buyer’s agent and the inspector need to be able to discuss the findings and talk about possible resolutions without being interrupted by the seller or their agent.

If the listing agent needs or wants to attend the inspection they should make that known prior to and not just show up to watch, take notes or to see if any questions need to be answered during the inspection.

It’s considered rude and unprofessional for the listing agent to just pop-in and stand around as an observer. The inspection report is the property of the buyer. In Texas the inspector must have permission to provide the report to anyone other than the buyer. The same standard of practice applies to the appraisal. The seller does not get a copy  unless the buyer feels like giving them one. 

No news is good news! If the buyer has no requests, the seller shouldn't be pounding their fists looking for one. Otherwise you just might get the laundry list you were hoping to avoid.

Posted by
Greg Nino
RE/MAX Compass 
Direct & Text 7 days a wk: 832-298-8555 
Realtor since 2004
Mediator & Arbitrator for the TX Assoc. of Realtors
Member of the Professional Standards Committee for the TX Assoc. of Realtors
Arbitrator for the Comptroller's office for the State of TX for Arbitration of Property Tax Values

 Member of the RE/MAX Hall of Fame & Platinum Club


The information contained in this blog is believed to be reliable and while every effort is made to assure that the information is as accurate as possible, the author of this blog, and its comments disclaim any implied warranty or representation about it's accuracy, completeness or appropriateness for any particular purpose. All information is copywritten and the property of Greg Nino.  

Comments (17)

Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

I agree to a point.  However I have started popping by from time to time because I've found that buyer's agents are leaving the home and leaving the (in Georgia) non licensed, non MLS meembers there alone with buyers.  And once I catch them.... they get reported.  I OWE it to my sellers to keep their property secure and protected.

Oct 07, 2014 08:55 AM
Dee Toohey
Innovative Realty Solutions Group - Longwood, FL
Broker, ABR, AHWD, CIPS, FMS, ePro

In Florida, all parties have a right to be at the inspection and appraisal.  Inspectors work for the buyers and they can't give reports to anyone without the buyers permission.  Also, inspectors must present their license prior to inspecting.  Recently, I had an unlicensed inspector show up to inspect.  The dangers in that are the liability for damages. 

Every State is different. 

Personally, I don't attend inspections on behalf of the seller.  I may get there to be sure the inspector is licensed due to liability if I don't know the inspector. 

Oct 07, 2014 08:56 AM
Jim Patton
Aspire Home Real Estate 209-404-0816 - Modesto, CA
Realtor - Stanislaus ,Merced, San Joaquin Counties

I agree with you on this one Greg Nino . The seller doesn't need to be there for the inspections or the showings.

Oct 07, 2014 09:27 AM
Dianne Goode
Raleigh Cary Realty - Raleigh, NC

I would rather have the agent there than the seller.  Having the seller looking over the inspector's shoulder makes everyone uncomfortable.

Oct 07, 2014 10:01 AM
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

Greg, I've had that happen and invited the listing agent to leave. I tell them they have no business there. I have provided access and will remain on-site and lock up when the inspection is completed. In other words, I am responsible - let me do my job.

Oct 07, 2014 11:36 AM
Ed Silva
Mapleridge Realty, CT 203-206-0754 - Waterbury, CT
Central CT Real Estate Broker Serving all equally

I do not like the agent showing up for the inspections either. I did have one recently tell me that she would be attending the inspection but she sat out on the deck with her feet up and talked on the phone for 2 hours

Oct 07, 2014 12:16 PM
Joan Whitebook
BHG The Masiello Group - Nashua, NH
Consumer Focused Real Estate Services

I think it is a good idea for the listing agent to attend and keep quiet.  It helps the agent to be able to communicate any issue with the seller.  In NH listings agents are present more often than not.

Oct 07, 2014 12:28 PM
Evelyn Johnston
Friends & Neighbors Real Estate - Elkhart, IN
The People You Know, Like and Trust!

I agree to a point as well.  Every inspector can find something to put on their report.  Significant finds would then have to be disclosed whether the listing agent were there or not.  

Oct 07, 2014 12:38 PM
David Shamansky
US Mortgages - David Shamansky - Highlands Ranch, CO
Creative, Aggressive & 560 FICO - OK, Colorado Mtg

Too many times a listing agent goes so far over the line they kill the deal trying to control it? FOOLISH

Oct 07, 2014 02:59 PM
Carla Muss-Jacobs, RETIRED
RETIRED / State License is Inactive - Portland, OR

Never had the listing agent at the inspection, ever.  I had an owner or two, but that was only during an early morning inspection and they let the inspector in, then left.

Oct 07, 2014 03:09 PM
Debbie Gartner
The Flooring Girl - White Plains, NY
The Flooring Girl & Blog Stylist -Dynamo Marketers

Yes, I can see how this would be very annoying to the buyer and buyer's agent.

Oct 07, 2014 09:36 PM
Amanda Christiansen
Christiansen Group Realty (260)704-0843 - Fort Wayne, IN
Christiansen Group Realty

That never happens here.  It's not necessary and a total waste of time.  It also makes the buyer uncomfortable.  

Oct 07, 2014 10:41 PM
Doug Rogers
Bayou Properties - Alexandria, LA
Your Alexandria Louisiana Agent

We have some great home inspectors in my area (along with a few, oh well never mind). Typically the home inspector does his/her thing alone. The last 15-20 minutes the buyer will show up and the inspector will go over any problem areas.

 A color report is then emailed within 24 hours. Naturally if anything major comes up, the inspector will give me a courtesy call.

My main job during the inspector tour is keeping the event from morphing into a buyer family reunion. Inspectors LOVE it when "three uncles" show up with ladders and power tools :)

Oct 07, 2014 10:59 PM
Ricki Eichler McCallum
CastNet Realty - Corpus Christi, TX
Broker,GRI,ABR, e-Pro, TAHS

Hi Greg,  excellent blog!  Hope all the listing agents see this!

Oct 08, 2014 10:31 PM
Raymond Denton
Homesmart / Evergreen Realty - Irvine, CA
Irvine Realtor®

I invite the Listing Agent to participate.  It's nice having them there when the Inspector hosts the final review.  If there's anything major, the Agent can ask questions, in preparation for explaining it to the Sellers.  That way they're able to anticipate the repair, and don't have any questions when the repair is requested.

Oct 09, 2014 01:54 AM
Greg Nino
RE/MAX Compass - Houston, TX
Houston, Texas

Hi Raymond,

That's an intersting approach. Down here it seems like agents can get defensive and even frustrated when the buyers agent asks for repairs. I wouldn't want to make an awkward situation for anyone. Thanks for the comment.

Oct 10, 2014 03:47 AM
Paul S. Henderson, REALTOR®, CRS
Fathom Realty Washington LLC - Tacoma, WA
South Puget Sound Washington Agent/Broker!

Greg, we are required to have either the listing agent or the selling agent attend. I don't know how many times, perhaps 25 in 15 years, that I have been called at the last minute to attend an inspection as the listing agent. I don't schedule any appts. so I can be available. On 2 occaisions it was to get my Seller out of the house...

Oct 24, 2014 07:25 AM