Hi Rob,

I try not to hear too much while the inspection is going on. When it's over I want the buyer to make the decision with the information they have received from the inspector. So I think it is better if I don't hear about the problems as the inspection is being done.

I encourage my buyers to bring a camara so they can shoot different rooms, angles for their use during the escrow period, and bring a tape measure to measure windows, rooms, etc. for their planning purposes.  So I usually end up holding the other end of the tape measure, lol.  there are times the buyers are with the inspector, and times they are not, but are called if there is an issue.  Typically, if there is an issue, I go with my buyer and look as well.  I have to explain it to the other agent when we present our Inspection Contingency Removal, so I want to be able to describe where it is and what the inspector saw.

The potential buyer is paying the inspector for their services. Let him or her do their job.  Mention to the buyer that it's ok to ask a million questions.  So with the inspector taking lead, the buyer asking questions, all you have to do is shadow them as their faithful servant with a couple bottles of water.

I'm amazed that any agent has time to sit and watch another person work????  The home inspection is between the buyer and the inspector.  Check with your attorney if you are one of those who follows the inspector around... you may be opening yourself up for liabilities that you don't want or need.  

In fact, most of our buyers don't come to the inspection until the end so that the inspector can go over his findings with them... we accompany them at that time if they want us to (and most of them do just so that we can be a witness to whatever they are told by the inspector).

Susan and I EACH put in about 50 hours per week doing our own jobs... we certainly don't have an extra 3-4 hours per inspection to watch the inspector do his.... the inspector sure doesn't watch us while we work. LOL

I meet and greet the inspector, introduce client and inspector to one another if I know them both and they don't know each other, and then I make myself scarce. The inspection is between them. That's the way it's always been done to me too, when I've been the buyer.

I typically arrive when inspector and buyer arrive to make sure both kept the appointment. At that point, I do go around with them but I listen. I do tell the buyer beforehand to ask any and all questions necessary. I also tell them beforehand that this is an opportunity to find out more about the house than probably the seller even knows.

If you have recommended the inspector, then you must feel he is reputable and can do his job well. But, I think just sitting there like you are not interested in the outcome does not show much interest for the buyer at all. If you are working for the buyer I think you should be right along with them listening to what the inspector says. The buyer may not have heard what the inspector said or misunderstood, so yes I believe it best to accompany the buyer.

Many years ago, I used to even attend the inspections on my own listings when I was not the selling agent. With changes in agency and disclosure laws, I do not do that anymore. If they elect to walk away due to inspection issues, I do not want to know anything about the issues nor do I want my seller to get a copy of the inspection report. When I was a dual agent, I did what Rob is doing, stayed away from the ongoing inspection and only wanted the summary page IF the buyer still wanted the property.

At present, since my background is in the building industry, I do accompany the inspector and buyer(s) around but the inspectors I recommend all are good talkers and DO engage the buyers in conversation as they go through the house. That includes getting them up on their ladder to stick their heads up in the attic to see what's going on up there, showing them the proper way to check and replace the air filter, show them where the main water and gas shutoffs are, etc.

I do not advise them to take pictures because I think that is still a no-no and could get you in big trouble unless you have PRIOR consent from the seller. That would be a good topic in its own thread, "Do you allow buyers to take photos when they view listings?"

For those of you who choose to follow the inspector around, if the inspector finds a plumbing problem and a plumber is called in to make the repairs, do you then follow the plumber around too?  If not, why not and what is the difference?

Again, I would highly recommend that you check with your attorney to see if he thinks you are setting yourself up for a liability that should not be yours.  I'm not trying to be contentious, friends.  Rather, I am offering a word of 'caution' only. ;-)

One other thing... do a bit of research on whether or not we, as agents, should be 'recommending' home inspectors.  It may be rather eye-opening.

Tim, when I recommend a home inspector, I am recommending about 3 to choose from. I have a personal favorite because he is very patient with buyers but I only give them a choice of who I would recommend. I know what you are saying about recommending. I do the same for lenders, of course we have our favorite, but the buyer chooses.

Personally I do not get involved with the inspections, I give the clients several cards that have been left at the office and instruct them to call and get there own inspector. The only exception is for the out of town buyers and for them I e-mail the names of several people and have them call themselves and I if necessary will meet the inspector they have chosen. Most of them have MLS keys so I just have them e-mail me the results along with the clients and we go over them together to put together the BINSR.

When we recommend anyone we leave ourselves open to problems so I feel it is best not to be present at the inspection myself (JMO).

Mary,

We have a favorite too.  We like him because he is extremely thorough and has tremendous people and communication skills.  Like you, we provide several names and also say there are many others in the phone book and it is 100% the buyer's decision as to which to hire.  Interestingly enough, when they call several they invariably choose our personal favorite.

Ya know what else I find interesting about our profession?  We seem to get trashed by the media and alot of consumers too as not really being needed in the buying and selling process BUT AT THE SAME TIME we are held to incredibly high standards of liability.  Hmmmm....

On recommending inspectors:  Inspectors who are Board affiliate members are on a list that I provide to buyers.  I then tell the buyers the inspectors that my clients have used in the past ---about 5 names.  I NEVER choose the inspector for the buyer.  

As for attending the inspection:  If the buyer is going to be there, I'm usually there-sometimes I have a scheduling conflict.  If a buyer cannot be there and they ask me to attend, I will.  If it is an investor-buyer, no, I usually don't attend.  If I'm the selling agent on a HUD, I attend because HUD requires the selling side agent to be there to open the house and be present when anyone is in the home.  When I do attend an inspection, I rarely insert myself in the conversation unless I feel that the inspector is being over "dramatic" or saying something absolutely incorrect.  

If I have a new termite company or buyer wants one I have never used, I am usually there. Now, I don't crawl under anything with them but I make them document (show me) live termites. I have found if the company doesn't "charge" for an inspection, there is a pretty good chance they "find" termites. Now I'm not from Missouri (the show me state) but if there are termites I want to see em.

I never go to an inspection unless I have to open the home and then I let the inspector do his thing. I rarely have had buyers attend an inspection but they are welcome to, if they choose.

I always make time for home inspections when representing a Buyer.  I find that I've learned quite a bit.  In one case, when the Buyer had chosen an inspector I've never worked with, I found the inspector to be quite an alarmist.  If I hadn't been right there he probably would have scared the Buyer away.  I was able to ask him questions about his "issues" and he toned it down and agreed that they weren't major.  The sale went through and the Buyer is still thrilled with his home three years later.

When working with an inspector I know and trust, I still follow just because I learn so much.  Not having a builder/contractor background I soak up whatever they and inspectors have to say.  I learn something new every time because each house is different.  I've been able to use that knowledge when listing and selling homes.  I don't present myself as an expert by any stretch, but there are things I look for as red flags.

I've also found that the home inspectors I trust the most like the Buyer's Agent to be there, especially with first timers.  

In my area of Michigan it is expected for the buyers agent to be present at the home inspection with the buyer and like you I stay out of the conversation.  

Tim is correct - you open yourself up to liability if you get involved.  Someday those other realtors you talk about will be wishing they listened to you!

If there is an issue that the buyer is concerned about, I will discuss it with the inspector so I know how to properly explain it to the listing agent on an addendum if we are asking for repairs.

It is customary for the buyers agent to be present during the inspection here as well.  The listing agent may be there during the whole time, if not the whole time, they will usually show up for the tail end to "see" any issues for themselves.  But one agent must be present while these folks in are in the home.  Babysitting.  

When there are issues and I am listing agent, they show me, and I nod  when they show me what they have "found" to convey I see what you are showing me.  I don't comment.  sometimes it is a facial expression and a long hhhmmmm. No comment.

As for recommending.  First thing I say is you may choose whomever you want, here are the yellow pages, have at it.  I also have a couple that my clients have used in the past that my past clients seemed to like.  If you would like their names and numbers, they are in the buyers package i just gave you.  Please let me know who you want to use and we will help make the arrangements.

shelly

It is customary for the buyers agent to be present during the inspection in Ca too.  We usually meet the inspector and let him in then he is off to do his thing.  We suggest that the buyers come towards the end of the inspection.  At that time the inspector will go over any problems and explain them (show them) to the buyer.  I have had buyers who want to go around with the inspector and that is fine as long as they don't ask so many questions that the inspector gets distracted.  I would rather have them do their job then get to the question and answer period.

Jana

Shelly what do you put in the buyers package?

Jana

I have a buyers package that I do, some of it is from Top Producer, some of it is from me.  Let me see if I can remember all of it:

-a cover sheet, announcing what it is

-a cover letter from my partner and I telling them what we will do and thanking them for putting their trust in us.

- a resume of my partner and I, really kind of a who is the taylor constantz team, and who each of us, our designations and why that should be important to them.

- a resume of the company.

- a sheet that basically says, no matter where you see a home, we can sell it to you.  If you see another agents sign, a FSBO, in a realtor mag, etc. Call us.  we will find out the information for them.

- some interesting facts about getting pre-approved and why it is important.

- the lender process

- the showing and making an offer process

- some companies that we have worked with in the past that they may want to investigate further, i.e. mortgage lenders name and numbers, inspectors home and numbers, title service name and numbers.  

All of that is  bound into a booklet (like a CMA).  

then in the folder packet goes

-that booklet,

-A cover letter regarding homes we will be seeing today (tour letter) and how we will work with them, and then buyers copies of all the homes will be looking at (if we have picked them before hand).  

also some gimmies:  

a booklet from an insurance company on home safety and and log book for important papers etc. (we get these freebies from the insurance companies, etc. and pass them on to the clients),

A Lowes / ERA magazine with a 10% off coupon good up to $500.

A wine slide card that tells you what wines go well with what meals (this is for clients that I figured will like it, they usually LOVE it.  I have a limited number of these, so they are like gold).

I also used to put in some Map books of the area (most of our clients are transferring in to the area). I bought these from our Board of Realtors for a $1 each (worth way more), and on the cover is a place for us to staple our card.  So they have it in the car with them FOREVER. and their friend/Navigator has to see our name!!  Wish I could get some more of these).

ERA got those magazines and offered them to agents for free, all you had to do was request them.  so I requested a box.  I hoard them as my clients love them.  the brokerage got a couple of boxes and they are in a lobby, but none of the other agents pay any attention to them, and the clients don't realize they are for the taking, so every once in awhile I take 1 or 2 or 5 or 10 and add them to my stash (but don't tell anyone).

i will add and delete as I see what my clients like or for a particular client.

It makes the first meeting go very smooth.  We are now working on a way to start incorporating the exclusive buyers agreement, and we have so many disclosures (4 pages) that we want to start including them here up front, so we don't have to go over it at contract time and take even longer (and possibly scare folks).

Whew, that is about it.

shelly

I usually go to the inspections, however, I keep my mouth shut so the inspector can do his or her work without distractions.

I attend inspections, primarily to be informed of the problems that make the inspection report.  Knowing what issues the inspector had with plumbing or electrical makes it easier to write up on the Inspection Contingency.  Many of my buyers can't make the inspections so it is up to me to explain the reports.

We DON'T RECOMMEND any inspectors but provide a list and sample reports.  Once inspected I suggest to my client that all safety issues be repaired and let them make the final decision on what else is requested.