When The Listing Agent Shows Up To Inspections...

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.

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. 

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

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

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.

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

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.

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.  

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

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.

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

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

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 :)

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

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.

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...