Should you attend the appraisals/inspections???

Real Estate Agent with Exit Realty Tri-County

My first few Real Estate transactions involved out of the country buyers who traveled in and out of the U.S. quite a bit.  I set up all of the inspections and appraisals. 

I met everyone at the home, had some small talk and once in awhile followed them around just to see what they were doing.  I tried to stay out of their way and never felt as though I was interfering with their job. 




Because I have been used to doing it that way, now even with buyers that can set up and show up- I still feel like I want to be there.  I have heard agents say it is a liability for us to be there.  I guess I really don't understand how supporting my buyers and showing interest in every bit of their transaction is a liability. 

I mean the guy doing the appraisal is taking his job and license just a serious as I do, so by me talking to him, would that really sway what monetary value he puts on the                                                house? Would he really sign his name to something "just trying  to help me out"?   

I have used the same few home inspectors also.  We are on a first name basis and I know they do a good job.  Do I expect him to find extra things wrong? No.  Do I expect him to overlook something so the deal will go through?  No.   So what is the harm in getting to know your local inspectors and appraisers and being there while they are doing there job? 

I feel as though my buyers need someone to walk them through all of this.  There are a lot of things going on and I don't want them to feel for one minute that I am just throwing them to be on their own. 




I am sure there are plenty of comments coming my way to explain the "why you shouldn't be there" and maybe I will learn something I was not aware of, but, I see having a close relationship with everyone involved can only show your buyers how committed you are to helping them every step of the way.  

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Bill Gillhespy
16 Sunview Blvd - Fort Myers Beach, FL
Fort Myers Beach Realtor, Fort Myers Beach Agent - Homes & Condos

Hi Tina,  I usually go to the inspections to give then access and try to be helpful.  There are times when you, as agent, can provide market data that will help establish true value for the seller.

Sep 10, 2008 02:24 PM #23
PJ Belle
Long and Foster - Moneta, VA

It depends on if they buyers come I to do not see its a good idea for myself to be there due to a liability issue they can always put you in a bad position and say - well so and so said so and you were there - making it difficult - use what is in writing from the home inspector and his professional liclensed part that is what he is getting paid for then take it from there in your representation.  Just my opinion.

Sep 10, 2008 02:28 PM #24
Scott Owens
Scott Owens Limited - Halifax, NS

It is not personal choice in my region; it is a mandatory part of representing our buyer clients.  I request that the buyer be there to ask questions, which reduces my liability; I still take the time to be discuss the results with the inspector.  1st hand information is always best.

Sep 10, 2008 02:31 PM #25
Scott Owens
Scott Owens Limited - Halifax, NS

1 more thing: we are not allowed to set up the inspection appointment.  We must give at least 3 references for ANY service that we recommend, and the client has to make the calls and arrange the service.  After that is done, we can arrange the date and time with the inspector, since we are attending.

Sep 10, 2008 02:33 PM #26
Garren Grup
John R. Wood REALTORS - Naples, FL
REALTOR, ABR, CNE,CDPE, GRI, Naples & Bonita Springs, FL

Tina, you're absolutely doing the right thing!  Be there, be interested, know what any potential issues are and put your clients mind at ease.  Scott is correct about 3 references and letting the client pick.  Not a bad idea to at least have the client's choice in an email for your file and then you can set up the appointment (especially if you're the only one that's going to be there)!

Sep 10, 2008 03:02 PM #27
Roland Woodworth
eXp Realty - Clarksville, TN
eXp Realty

Tina... I show up for appraisals on my listings.. and if it is my buyer getting a home inspection.. I like to show up.. meet and greet.. then get out of there... I don't have time to sit tight for a 3 hour home inspection

Sep 10, 2008 03:13 PM #28
Glen A. Mitchell
Keller Williams Peninsula Estates - Half Moon Bay, CA
Broker, CDPE, Santa Cruz, Half Moon Bay,El Granada

I think it can't hurt to be there especially if buyers can't make it.  That way they know I'm there for them.  I bring along work to do and try to stay out of the way.  If the inspector has any questions..wheres the attic access or whatever I'm there.

Sep 10, 2008 03:13 PM #29
Sherry Peckhoon Sim
Sims & Company - Cayucos, CA
Broker/Owner, Covering the Beautiful Central Coast

Hi Tina, I have attended every home inspection for my buyers, and encouraged them to be present. Most of them are from out of the area, and make the time to be there.  I accompany them not to waste my time but to get to know them better, and take care of paperwork as well.  While one can read the report, there's nothing like having a defective item being point out to you, so that you can see what the heck the inspector is talking about, especially if you are not familiar with some of the terms used.  It's an educational experience for me as each property is different. I don't interfere with the inspection.  I simply let the buyers talk to the inspector directly, to avoid any misinterpretation and that minimizes liability issues as well.  As for appraisals, I do meet them at the property and then leave and let them do their job.  In our area, the appraisers usually contact the listing agent directly for access to the property, so most times, the selling agent is not involved.

Sep 10, 2008 04:07 PM #30
Richard Lecinski
Long Realty Company - Oro Valley, AZ

I am always there for a home inspection and I like to have the buyers there as well. It is always easier to have the inspector explain to the buyer right away rather then reading the report and looking at  the attached pictures.

Sep 10, 2008 04:21 PM #31
Richard Lecinski
Long Realty Company - Oro Valley, AZ

I am always there for a home inspection and I like to have the buyers there as well. It is always easier to have the inspector explain to the buyer right away rather then reading the report and looking at  the attached pictures.

Sep 10, 2008 04:21 PM #32
Denise Gentile
Coldwell Banker Associated Brokers Realty - Menifee, CA
REALTOR , Riverside County

Hi Tina- I do attend the home inspections with my buyer/buyers.  I advise the buyer in advance that we should stay out of the home inspectors way while inspection is in process.  The home inspector will usually call us over if they find an area of concern.  The home inspector appreciates that especially if he has more than one inspection for that day.


Sep 10, 2008 04:36 PM #33
Frank Bailey Sr.
Keller Williams Realty - Schertz, TX

Tina, I'm still new so I haven't had many closings, but I have stopped through or stood in for the inspections.  I even went to an inspection for one of the veteran agents that went out of town for a vacation.  I think it's good to go to them at first to learn and see what they are looking for, after that, once you've established a repoire with an agent, I probably stay the whole time but I would show my face, and if it's an agent I'm OK with I would stay longer.  As my experience goes, time will tell.

Sep 10, 2008 04:43 PM #34
Steven L. Smith
King of the House Home Inspection, Inc. - Bellingham, WA
Bellingham WA Home Inspector

I think having the realtor on site is a good idea. That provides a bit of a buffer if the seller is around too or even a liaison with the buyer.

Sep 10, 2008 05:57 PM #35
Cherimie Crane
Cherimie Crane & Associates - Beaufort, SC

Thanks for the post....this is something I have battled with myself. I attend for first time home buyers or anyone who asks:)

Sep 11, 2008 01:49 AM #36
Lenn Harley
Lenn Harley,, MD & VA Homes and Real Estate - Leesburg, VA
Real Estate Broker - Virginia & Maryland

I believe that listing agents should meet the appraiser to provide comps and explain their seller's pricing.

I believe that buyer's agents should attend home inspections so they can write a meaningful repair notice. 

That's it. 

Sep 11, 2008 03:14 AM #37
Ilyce Glink
Think Glink Media - Chicago, IL
Best-selling author, award-winning TV/radio host.

I think you should absolutely go with on home inspections. That is what a good agent/realtor does, especially if your client asks. Don't let the naysayers get you down, I think you are doing the right thing!

Sep 11, 2008 05:29 AM #38
DJ Swanepoel
Real Estate Wiki - Los Angeles, CA

I would say absolutely attend. You're vested in making sure everything runs smoothly so you should be a part of every aspect of the transaction. It also ensures you know what's going on every step of the way.

Sep 11, 2008 06:11 AM #39
Janna Scharf
Keller Williams Realty Coeur d'Alene - Coeur d'Alene, ID
Coeur d'Alene Idaho Real Estate Expert

I was taught that we were not to attend for liability reasons.  I believe that buyers should be there because it is very educational for them as to how the systems function and operate.  They can actually interact with the inspector as he goes along, which is better than trying to interpret a written report.

Sep 11, 2008 07:12 AM #40
Eric Hartshorn
Crosby & Associates Realty - Oakland, CA

I'll throw my hat in on this one.  This is a good topic. Many have said similar things.

But it is interesting in some areas that it is considered a potential liability to be present while in

others it is mandatory.

We are required to be present to allow access to the property, but I would want to be there anyways.

You can make good use of the time catching up on paperwork & discussing important things with

your clients if they are present. There always seems to be just "one more" document that needs


I usually feel I have benefitted by having been there. Every property is different, and I always learn

 more than I would have on my own doing an AVID. I too believe that you should be an active part

of every aspect of the transaction- as long as you allow others to do their work unimpeded.

Sep 11, 2008 04:40 PM #41
Tim Monciref - Austin, TX
Over 2,000 homes sold…..

A phone call is suffice for the appraiser and is a must as they need to be sold as well as a buyer.  When the market is in an extreme boom stage, meeting them may be justified, but not know.

Always meet the inspector at the house....always.  Their report is going to scare the pee out of your client, so make sure that all is there upon the completion of the inspection so an explanation of the inspection is done face to face.  Prevent an explosion as inspectors are putting protection clauses that are really scary to read for most people, including agents.

Oct 11, 2008 05:49 AM #42
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