Do you attend Home Inspections?

Real Estate Agent with Michael Saunders & Company

I recently attended my buyer's home inspection and was suprised that the LA was not there on purpose.  She told me that her broker had been sued over home inspection results so agents were not allowed to attend them.

Wow, my clients expect me to be at everything.  I would not even know how to go about telling my client I could not attend the inspection.   I usually have to hire the people to do the repairs.  I do have buyers and sellers sign a release/waiver of broker liability for all inspctions.

What do you all do?  Do you attend the inspections?  How involved do you get? 


Comments (26)

AJ Heidmann ~ CRS
McEnearney Associates, Inc. - Alexandria, VA
YOUR Alexandria & Arlington, VA Real Estate Expert

I will echo Lori's- statement, if the I represent the buyer, I am there from beginning to end and review the high points of the report with the inspector so that I can better write my Repair Request form.  If it is my listing, I may show up to provide access if the lockbox has been removed, but then I leave.  The potential buyer is spending their money for the inspection, not my seller's, so they have the house for the duration.  I don't know anything about the liability issue, but the one time a listing agent stayed around for one of my buyers inspection, I ultimately told him to wait out in the car until we were finished as he tried to explain everything as the inspector came across it.

For out of state sellers, I may provide access for workmen to do the HI repairs, but I suggest a couple of local vendors that I have personal experience with at most.

Jul 22, 2008 08:46 AM

Patricia -

what a great idea of getting them to sign off that you rec an inspection, but they disagreed!! I will utilize that if I ever need to, so far, I havent, every buyer has had an inspection done, of course before we even go out looking, I explain to them that is just how the process works and they have the right to refuse, but if they do, never know what might happen....

thanks again

Jul 22, 2008 08:47 AM
Dominick Dina, MA, REALTOR®
Christian Realty San Antonio - San Antonio, TX
GRI, e-PRO, TAHS, SFR, Notary Public

I attend for my buyers, not sellers unless my seller wants me to.  Then I stand around and look wise.  The inspector does not work for my so why bohter him/her.  I know I will get the inspection results when the negotiating begins on any repairs.


Jul 22, 2008 08:50 AM
Mario Villagran
U.S. Spaces - Burbank, CA
MBA, Realtor

I just attended a "Risk Management" class by Barbara Nichols and she suggested that both agents be at the inspection and take notes. This should help you stay out of court later.  If there are new items to disclose or where you can suggest that they hire a general contractor or any other type of contractor then it should prevent anyone from saying that you held back material information.  Check out her site I believe she writes for Realtor magazine also.

Jul 22, 2008 08:50 AM
Richard Mielke
RE/MAX Results - Gettysburg, PA
REALTOR, Gettysburg Pennsylvania Real Estate

I attend when representing the buyers. I tell my sellers to not be home when I am on the other side of the transaction.

Jul 22, 2008 09:02 AM
Joshua & Kathy Schmidt
ERA Henley Real Estate - Cabot, AR


     I always attend when it is my buyer.  If the Seller asks me to I will, but other than that I am usually just there if I represent the buyer.  I think that is adequate as it give the buyer a comfort zone to be there with their Realtor and not worry about the listing agent.

Jul 22, 2008 09:08 AM
Michael Shankman
Award Realty - Las Vegas, NV
Selling Las Vegas 702-498-3383

For my buyer's inspection, I let the inspector in, pay him, hang around for 5 minutes and then leave. the inspector will email me the report.

Jul 22, 2008 09:13 AM
Terrie Leighton
Ferrari-Lund Real Estate - Reno, NV
Reno Real Estate Agent ~ Selling Homes in Reno

I always go to the inspection with the buyer as well.  I have the inspector mail/email me the report and go over it with the buyer. I think it is important to be there. I will usually to if I am representing the seller as well. My broker recommends it as well.

Jul 22, 2008 09:28 AM
Edie Lomason
Michael Saunders & Company - Venice, FL

Wow,  a lot of great responses!

Jul 22, 2008 09:59 AM
Dave Shockley
Independent Contractor - Waynesboro, VA
Putting my clients needs first Roy Wheeler Realty

When representing a buyer I am always there, and I stay for as long as it takes.  I want to make sure my buyer attends so that they can ask questions of the home inspector during the inspection.  I have always found that it smooths out the process if most questions can be answered directly by the inspector while at the site.  This cuts down on any possible misunderstanding due to the failure of the buyer to visualize what the inspector is talking about 24 hours later while reading the report.

If it is my listing I only attend if my seller requests that I be present.  This rarely happens.

Jul 23, 2008 03:01 AM
Carey Pott
January Financial - Foothill Ranch, CA

I wonder if it has to do with the listing agent putting undo pressure on the inspector to come up with specific results, similar to why loan officers are discouraged from telling appraisers what value they're looking for.

Jul 23, 2008 09:31 AM
Brenda Tressler
Crye-Leike Realtors - Clarksville, TN

My license is in retirement now but I would only go to the home inspection when I was working with the buyer. I never went as a listing agent. have a great day! :)

Jul 27, 2008 07:03 AM
JoEllen Stranger-Thorsen
Eustis, FL
Lake County, FL

I attend every home inspection no matter who I represent. I want to 1) be there when the needed repairs are explained so I know what is involved. 2) It gives me face time with the other parties involved. 3.) I love following the home inspectors who have done such a great job in showing me what to look for and how things really operate in a house.

Aug 04, 2008 02:14 AM
Carole Lhuillier
Keller Williams Realty SunCoast - Saint Pete Beach, FL
Our Home Team SunCoast

Nice reminder to everyone, however, we always attend our inspections as you do because we believe it is a very important part of the service we give our clients.  I notice that you work in the Venice area (which my husband Bob and I just LOVE).  Please read the notice we send out to realtors regarding our REFERRAL Business. Please keep us in mind if you ever have clients in our market areas that you could refer on to us.




Our Home Team is most certainly an energetic group of agents who fully embrace the "Team Concept."  WE LOVE REFERRALS.  Our MULTI-STATE business is built on personal referrals from our clients, family members, neighbors and our ever-widening circle of friends.  Our REFERRAL BUSINESS is quite large because those who know us best know that we are committed to providing the highest level of service possible to our clients.  People are motivated to recommend us to their friends, family and co-workers because they TRUST us to deliver what we promise.

We all know it is important to know your market area, and it is our EXPERTISE within our two particular market areas of the country that shows our true value as Realtors.  We believe that referring business to capable individuals within a particular market is in the client's best interest.  Let us take care of your clients with the same EXPERTISE and care you have shown them in your own market in the past.  Please call us or send us an email if we can be of assistance.  We look forward to doing business with you and your valued clients in the future.

Dedication, Expertise, Integrity . . . With A Smile!  That's the motto by which we live and conduct our real estate business.

Best of luck to you,

Carole + Bob Lhuillier

Our Home Team

Call   877-394-4622  OR  404-604-3912


Aug 04, 2008 02:20 AM
Jim Crawford
Maximum One Executive REALTORS® - Atlanta, GA
Jim Crawford Atlanta Best Listing Agents & REALTOR

Good post.  As a listing agent?  Absolutely not.  I agree with your listing agents position. Legally I have read many legal opinions and the advice not attend - it is the buyers inspection.  I also recommend the seller not attend.  The buyer has paid the inspector, who will also explain how the mechanics and the maintenance are to be taken care of.

Aug 04, 2008 02:20 AM
Edie Lomason
Michael Saunders & Company - Venice, FL

Jim, one time the buyers had such a bad home inspector that it almost cost the deal.  If I or the homeowner had been there we could have explained that:  the water was not really hot because the water heater was turned down low because the house was vacant and the sauna heater was unplugged, therefore did not heat.  Buyers get spooked when there are repair issues, even though they are easy to clear up.  We had to make so many trips back to that house because of this awful inspector - he couldn't even find window screens in the garage. 

Aug 04, 2008 03:28 AM
Scott Patterson
EWM Realtors International - South Florida Real Estate - Aventura, FL
South Florida Real Estate

I am always present at the inspections whether I am the listing agent or the selling agent.  It is an important part of the process and need to be involved.

Aug 04, 2008 11:29 AM

I am a new agent, and I have found this to be very helpful! Thank you to everyone who took the time to post a comment. :)

Sep 03, 2008 03:36 AM
Edie Lomason
Michael Saunders & Company - Venice, FL

Lori - Good Luck at your new career.  Being a realtor is very exciting.  Every deal is different.


Sep 03, 2008 04:49 AM
Michael Wayne Jackson
Coldwell Banker - Novato, CA
Broker - Seniors Real Estate Specialist Novato

I attend the home inspection so I can hear what the inspector is saying to the buyer so there is no miscommunication.

Sep 03, 2008 05:04 AM