I was pondering this, while my buyer's inspector was prodding around a property. Moments before, I had talked with the sellers briefly as they packed up their child in order to disappear for a while.
The sellers were very nice people, and I'm sure we would have had fun hanging out and talking about our kids and such while the inspector visited parts of their home they had never likely seen themselves. But they had alternate plans for the morning... and that was cool, too. I knocked out a few emails... and pondered.
Should Sellers attend the Buyer's Inspection?
There are some very good reasons that sellers might want to be there... and a popular reason that the sellers and their agent often skip it... And there are a couple of reasons that buyers would object, and a reason or two that buyers might welcome the sellers at the inspection.
One thing to get out of the way... The inspection is generally the property of the buyer. They don't have to share it with the sellers (except if they are using it to ask for something from the sellers). Since the buyer contracts it and pays for it, they own it and can choose to use or not use the info. I have had buyers sell the inspection, or even give the inspection, to the seller if they chose not to pursue the property. But there isn't a requirement...
Why shouldn't a Seller be at an inspection?
Like I said, from the perspective of the seller (or their agent) the popular reason is "deniability". If they are there, any defect they become aware of has to be disclosed. I have been told by more than one agent that they wouldn't look at any inspection and didn't even want to hear it discussed... especially REO agents.
And if the home in question has deferred maintenance, or is older, there will likely be some things the seller doesn't want to hear. And in some cases, the sellers aren't really prepared to hear that something they have gotten used to is actually a real problem.
From the Buyer's perspective, the seller knowing that the home is in great shape with no real issues can impact their negotiating position for dealing with anything did come up.
But there are reasons a Seller might want to be there...
For a seller with a newer home... especially one in great shape, being there can be a great thing. They get to hear from the inspector that everything looks ok. Even if they don't get the report, they will have an idea of what the buyer is going to hear.
For a seller with an open mind and a little emotional detachment, the inspection can be an eye opener. And if the deal falls through, they will have a very good idea of why. They will also be in a better position to deal with the issues that could derail a future deal.
My favorite reason for a seller to be at the buyer's inspection is that, if the buyer asks for a repair or other concession, they have a much better idea of exactly what the inspector found objectionable.
I have been to a lot of inspections, some as a representative of the buyer, others on behalf of the seller. I have had sellers that attended, and buyers that didn't want to attend. I have had buyer's agents that were shock I was there, and some that were thankful.
What it boils down to is that I feel the seller and their agent need to decide if the seller or the agent should be at the inspection based on the personality of the seller and the condition of the property. They shouldn't let tradition get in the way of the best business decision. And sellers do have a right to have a representative at the inspection. It IS still their property. However, neither the seller, nor their agent has the right to listen in on any private conversation between the buyer, their agent and their inspector...
Overall, it is a great learning opportunity for the seller or their agent.
Unless otherwise noted, all content of this blog is the property of Lane Bailey, ©2012 Lane Bailey.
I'd love to hear from you...
Lane,
I almost always go by for my buyer's inspections. I leave it up to my seller's whether or not I go to see their home inspected. Different clients have differing expectations for sure!
Lane, it would make sense for the seller to be there. Especially if the seller opted to not have a pre-listing inspection completed. It would help the seller out immensely to know what is right, and what is wrong, with the house. If the contract falls through, then the seller may have a reasonable expectaion as to why, and can get those things taken care of, or at least truthfully disclose them, for the next time around.
Lane:
Really terrific post. My feelings as both a buyers agent and listing agent is, I think buyers need to be left alone by sellers at this time, which can get very emotionally charged for buyers and sellers could get very defensive.
Interesting thought Lane, maybe the sellers agent should attend the inspections?
I think it is great for the seller to be there. This way they know first hand of any issues the inspector may find.
Lane, I went to my Buyer's inspection this morning. I brought up some points and had the inspector explain- since the Buyer had asked me about them and I wanted the input from the inspector. It worked out very well.
Completely neutral on this, as there are certainly pros and cons to all the parties above being present or absent. Personally, I never attend anymore on either side because the inspector I refer has a summary page of items not in working order or items in need of repair and takes exceptional photos of items in need. That's all I care about now vs. the hours it takes to watch him turn on and off lights... But another positive not mentioned is sometimes inspectors can't access an area, can't see where the GFI is or can't find a button for a spa... seems like seller being there so he doesn't have to mark inaccessible or can't find it or GFI didn't trip is a great thing. Not to mention maybe the light didn't turn on because the bulb burned. The inspector may not take the time to grab a bulb to trouble shoot, not his job, but the seller might do it and then that's one less thing to muddy the report. Good blog. Thanks.
Seems completely awkward when the sellers are there -- our two cents.
Yes it would be awkward. The inspector usually has faults to point out and the seller might get defensive. Best that the seller not be there.
Lane -
All good thoughts there - pro and con.
I think it all depends on the seller's personality. I've had some who would have turned any gig into a debate -- if not an argument. I've had others that I'd be happy have stick around - realizing that would make the negotiation of repairs a lot easier.
This decision is probably best made on a case-by-case basis.
Lane, Great blog. Around here, sellers have been trained to 'disappear' during the inspection. I am almost always the listing agent. I rarely work as a buyer's agent and therefore I'm the seller's agent. So....Just a point that everybody seems to forget: Yes, it's the buyer's inspection but it still remains the seller's home. All parties need to be respectful of that.
I say let the buyer be; the seller has no reason to be at the inspection.
I agree their may be some cases that the sellers could attend... But we all know "Those" sellers who may not leave the inspector alone enough to do his job... There are alot of folks out there who would stalk the inspector around the home and drive them crazy!
I always advise my Sellers not to be at the inspection, but as their agent, I am always there.
The new Pennsylvania Agreement of Sale explicitly allows for buyers, sellers and their agents to be present at all inspections. This was added because of too many arguments in the past. I always counsel my sellers NOT to be at the inspections -- but I am always there to protect their position. and answer, or find answers, to questions as needed.
As an inspector, dont share unless you have permission. Like Lane said, the report is the property of the buyer. I had a buyer ask me not to share with the buyers agent either. Talk about uncomfortable.
Should Sellers attend the Buyer's Inspection?
My answer is RUN! As a Seller's agent, I do not see a need to be there also. I've had an experience where a seller had to run home to meet a buyer for his canoe (just poor timing) during the buyer's inspection. And the buyer for his home is a very unruly, shameless person where once she caught him, she kept attacking him about his home. And she wouldn't leave him alone until he had to tell him to speak to (me!)...
However, on the other hand, as a buyer's agent, I'm always there at the tail end of the inspection. It is so much easier to get explanation from the Inspector about what is wrong or how things should be in person rather than reading a report or speaking over the phone.
I think it depends on the personality of the buyer and seller. If I have a intense quiet buyer, I am confident they would NOT want a chatty seller hovering over them for three hours.
Featured @ Club Chaos
Given that there are many volatile issues in every transaction why would one want to add another possible problem?
In most cases both the sellers and the buyers have hired professionals to represent them - us. And, it is our job both as a seller's agent and as a buyer's agent to be at the inspection representing our clients.
Just as it is uncomfortable for a seller to be present during home showings it is even more awkward for them to be at the inspection. This is the buyers' inspection and time to review the house thoroughly before proceeding with the purchase. And, that is a difficult thing to do that with the seller present.
Let's think out of our normal box for a minute. What if the owners were required to have an inspection prior to listing to allow for true disclosure, allows for owner to do repairs to better prepare for their sale of their property and even help with the price because the seller is who usually loses at the end of the inspection process, having to pay for things at a higher rate, having to do repairs a lot of times to quickly and not allowing for additional estimates or time maybe for the owner to do good repairs themselves to save a little money, helps the agents set a better, as is, or true value of the property, one negotiation , (and if the buyer still wanted to have one, that would be their choice), however the agents would have a lot better handle on what they are selling for their negotiation process both for the listing and buyer's agent, and the inspection should also be required to be given to the appraiser for a true appraisal of the property prior to them doing their appraisal. How many times the cost of repairs has is a lot higher than expected, makes you wonder how true the appraisal really is with unknown conditions. I know this sounds patricidal, but wouldn't it be a truer picture of the value of the property? It just seems to me that the whole process should be reviewed for all parties concerned especially for the owner to be allowed to protect them as to a true value of their property and protection for full disclosure. Just a thought from a Home Inspector.
Clauette Millette, I believe you are 100% right.
I remember that when I sold my first condo, everyone told me that I had to get rid of the art painted by a local artist in almost my entire condo. I could not bring myself to destroy the work which I loved. I lost money selling my condo, but I enjoyed what was created especially for me up to the last day I moved.
Our home is our home and we become attached. I recently had a woman who would not repaint the front of her home which had her personality rather than make the home appear elegant from the street. I believe she will not get the right price for her home as the curb appeal is not there; but it is her home and that is the way she wishes to remember it as being.
Sometimes we know we have issues but we also know that we don't have the funds to make the changes even if they include asbestos.
Please remember that sellers are not always wanting to leave their homes and this effects the way people being forced to move react also to home showings.
Have a blessed Sunday!
Lane...
I think the biggest problem would be the seller's natural inclination to slow down the process by debating repair issues. However, if it agreeable to everyone, other that perhaps being a nuisance issue, I don't see any harm ... especially if a serious repair is required.
Good "ponderings" Lane. The only problem I have with a seller at the inspection (without their agent) is they may state something about the property, or repairs they will do, that they shouldn't. Repair requests and commitments to do them need to be made after reading the full report and the request for repairs.
I never have attended my sellers inspections. We rarely attend the buyers inspections, only towards the end to find out what the issues are and to see them first hand.
Now days our inspectors take photos and they are obvious what they are pointing out that needs refixing.
In my opinion it is a time for the buyer and their inspector to get a good look alone, ask questions. They are paying for it, and it is their inspection.
Now if a seller asked me to be there I would, but they don't. It is just not customary in Ann Arbor.
I have some sellers that I would love to be at inspections because as we know there is a certain resistance when we talk to some of them to believe their beloved home has any issues. However, some of these same sellers I would be embarrassed from their arguing with inspector.
In Wisconsin the boilerplate language on the contract requires the buyer to give a copy of the inspection report to the seller and listing agent, whether or not they are asking for any repairs.
I think having a seller at the inspection is opening a can of worms. It's human nature to try to "help" and most sellers would be interrupting the process, thinking they were contibuting.
Best to leave the inspector and buyer alone. If they have a question, they'll ask.
In Wisconsin the boilerplate language on the contract requires the buyer to give a copy of the inspection report to the seller and listing agent, whether or not they are asking for any repairs.
I think having a seller at the inspection is opening a can of worms. It's human nature to try to "help" and most sellers would be interrupting the process, thinking they were contibuting.
Best to leave the inspector and buyer alone. If they have a question, they'll ask.
Lane, I can see there are pros and cons to a seller being at the inspection. Sellers can be very emotional and defensive about their property. I don't think the kitchen table is the place to negotiate whether or not a repair should be made.
From an inspector point of view....I do not mind what-so-ever if the homeowner is present. Sometimes it is useful in finding things that only they know, I think it goes a long way when I make it a point to let them know I am there to look at the house, not their stuff or cobwebs. I have had a couple of emotional homeowners that want to dispute every single finding, however, there is no getting away from that. I just remember that it is still their home and they have allowed me access to further the transaction.
Around here, the buyer, buyer's agent and inspector are the only one's who should be at the inspection. Believe it or not, some inspectors have personalities that clash with some sellers, especially when the inspector is finding fault with a home the seller just prepared for market. And inspectors are fallible and they sometimes have opinions that are not mainstream. (I ran into one once who told the buyer that natural gas was dangerous because you can't see it or smell it.)
To me it depends on how the sellers act. It is good to be there to answer questions and they certainly can't dispute a finding if it is shown to them personally, but sometimes they get combative and intrusive.
If both parties could be nuetral it would be fine - but it could erupt and end the deal also.
Lane - We usually tell they sellers that they don't have to be there and usually recomend them to not be there. It's a very touchy situations depending upon the deal. Sometimes the sellers actually can help in the inspection in that they can answer some questions about the house that you as their agent cannot. Otherwise we usually don' want them to be around. Can be a little uncomfortable. And that's our two cents. Great post btw.
Great post! I am of the opinion that it is best to have both parties and agents at the home inspection. This accomplishes several things. The sellers get to meet the buyers, and they become more than just names on a contract. Plus, the buyers get to ask the sellers questions that are usually brought at the closing table: How do you work the lake pump for the sprinkler system? Where is the cutoff valve for? Why is the ____ built like that? Etc. But, the best reason to me for both parties to attend is that the inspector will print out the problems on the home inspection report, and soemtimes word it where it makes it sound like it is a "Maintenance Issue!" When in reality, it is not. If both buyer and seller are pointed out the problem, while on site, it appears to be much less of a problem. Once, I attended an inspection when neither party was there, and the report made things sound terrible, when in fact it was easy stuff like caulking around windows and gutters. It takes so much of the "Badness" out of the repairs needed. Plus, the agents can have the forms ready, and get them signed all at once with no bickering. It just makes it much more easy...
I am always pleased if representing the buyer to have the seller NOT around as they generally want to follow the inspector and argue about anything that he may find. That does NOT help get the place sold. If they are told after the fact what needs to be taken care of it generally goes smoothly.
Hi Lane. No way the seller or his agent should be at the inspection. This is a buyers time to check out the home...
Ken
In twenty years I have rarely been asked by my sellers if they could attend the inspection. I also don't recommend it as a rule. I think it is important that we act as a buffer because too often the emotional ownership of the sellers could become problematic. We still have the ability to fdespute the findings by bringing in licensed and bonded contractors who authoirty is higher than the jack of all trades masters of maybe one thing inspectors. I am not disparaging inspectors, I am just saying that we are hired to be that buffer and keep the transaction one of business rather than passion.
I see the pros and cons. As a buyer's agent I always attend the inspection. As a seller's agent, I have attended on occasion. I do not want the seller there in any case. It is better for a neutral party to convey the information rather than running the risk of a pi$$ing contest between the seller & inspector or seller & buyer.
Most sellers get very stressed out at the thought of an inspection and prefer not to be there. That said, it is their home and they have the right to stay, but not to intrude in the inspection. Sometimes it is helpful to have the seller there to answer questions as to the date and procedures around a certain improvement in the home. I always attend my inspections, whether I am working for the buyer or seller. It helps me in the negotiating process.
Lane - although I see both sides to this...I have only had 1 of my sellers attend the home inspection and it went fine but I was there to mediate any issues. I did have a seller at a home inspection in which I represented the buyer and it didn't go well...it seemed as though each item the home inspector found, the seller wanted to argue with him. I eventually had to ask the seller to please let the inspector do his job. And of course, the listing agent did not attend...if the seller is going to attend, I think it's crucial the listing agent attends. I'm actually not a fan of having the seller attend the home inspection...I feel this is the buyers time to really check out the house.
It can be helpful for sellers to attend final walk throughs however...especially if the home has a pool or other items the buyers need to know how to operate.
I don't normally attent the inspection on behalf of my sellers unless asked. I am, however, always there for the buyers' inspection. And I don't want the sellers there. It's never been an issue.
Jeff
In my area, the buyer's agent is usually responsible to let the inspector in, and to sit at the house until the inspection is complete. Since the inspection normally takes over 2 hours, I ask my buyers to come at the end to hear & see the "wrap up." If I am representing the seller, I attend this, and usually recommend that the seller does too.
Occasionally, there is something that the inspector needs the seller's input from - and it's better to have the seller provide the info right there, rather than having to list it as a concern on the inspection report.
In California, the standard contract says that the buyer will provide a copy of the inspection report to the seller's agent, so even though the inspector is working for the buyer, the report is usually sent to both agents.
Lane, I operate like Jeff. I would just as soon have as few of people as possible at the inspection. It has never been a proble doing it this way. I guess every agent has their own preferences.
Usually in our area only the home inspector and the buyer attend the inspection. If something gets called out I then refer it to a contractor of the seller's choice. Then the 2 inspectors have a phone conversation and advise the seller. This works for me since I am not qualified to explain some of the items out. For example, if it requires a licensed plumber and the home inspector got something wrong it gets quickly resolves. I have seen this happen a lot on plumbing and electrical items. As to attending, I normally do not attend any of these inspections at all. My clients understand why, I dont' try to assume I know that area at all.
As the listing agent, I don't want my sellers there. Even assuming that all goes well, if the sellers are there, they can answer questions (which is good)... when answering questions they never "just answer the question"... they often go off on a tangent, and start chatting about this and that... and oh, how we put that feature in in the Summer of 2001... that was when we... blah, blah, blah...
I don't want them going on and on about the house, or the neighbours or the neighbourhood. You never know what "pandora's box" they might open with an innocent comment... like "this is a great family neighbourhood... there are lots of kids here, in fact the family next door has 4 children under 8 years old!"
Suddenly the buyer realizes that there are four built-in-early-Sunday-morning-alarm-clock-noisemakers, right outside the master bedroom window.
Personally, I want my sellers far, far away.
Lane,
The last one I sold the seller was there. Good thing too; there were a few questions that only he had the answers to.
Lane,
You are quite right. I think it's important for the seller to be there. They will often agree to fix something minor or can provide access to a spot that the inspector can't otherwise access.
Brian
I like your position that the seller and seller's agent should decide to attend (or not). The idea of plausible deniability goes out the door when the inspection report comes in, so it's really better that the seller truly does understand any issues with the home.
We never have our seller's at an inspection and we are never there as the seller's agent as well. Too many bad things may happen, so why chance it.
As a buyer's agent, we are always there and have our clients come the last 30 minutes of the inspection to go over the report with the inspector and see any deficiencies.
Always remeber who YOU are working for!
Cheers
I really don't think the Seller should be present at the time of the inspection. If the purchaser has ordered and paid for the inspeciton the home inspection then that inspector has 1 job do the best they can do for the buyer not worried about the seller.
No, no, no, I do not want the seller at the inspection, whether I am working as the listing agent or the buyer's agent. The inspection is the time for the buyer and his advisers -- home inspector and agent -- to evaluate the home from a health and safety perspective. If there are questions or issues, they can be addressed after the inspection.
I strongly encourage my sellers to leave during the inspection - I don't think it helps to have them there and, possibly, could cause problems if they're particularly chatty :-)
However, I let the buyers' agent know that I will be there at the end of the inspection so they can show me first hand any problems they're concerned about. I've spent way too much time scratching my head when reading inspection reports ... some of these inspectors are not good at describing problems even when they include a picture. It just avoids confusion if I can see it myself.
Personally, I don't think the seller needs to be there - if they want to know the condition of the home they should get a pre-inspection done.
As a buyers agent, I don't think the sellers should necessarily be there for the whole thing but when I put my listing agent hat on, I can see where the sellers want to be there. Lately I have had inspectors/selling agents NOT leave the house as they found it and even left doors unlocked. At least with sellers there, that does not become an issue.
I do not attend inspections as the listing agent and don't fight it when one wants to attend my buyers inspection, however the home belongs to the seller so they do have the right to be there regardless of what anyone else thinks and the listing agent does have the right to be there at the end to make sure the home is secure so there are certainly pros and cons for each side and you have to go with whatever your situation presents.
Sellers have no right to be at an inspection that is not for them and they have not paid for. It is part of selling a home and something they have to accept. If they are worried about security, sure the listing agent can be around but they too have no right to listen in on the inspetion.
High five for comment #22, Butch Upton. As a seller once, I wanted to get a pre-market inspection for exactly the reasons you state. My listing agent was horrified at the thought and talked me out of it. I suspect she didn't want a written record of anything found that then would have to be disclosed.
In our area it is customary for the buyers agent to be there to unlock the door and stay present until the inspection is completed, then make sure everything is left locked up and secure. Our inspection addendum no longer requires the inspection report be provided to the seller - & certainly often they do prefer not to have it for disclosure reasons. It's NOT common for sellers to be present and while sometimes they could answer questions about the house, the last time a seller was present for one of my buyers inspections (without the listing agent there to help mediate things), the inspector finally had to tell the seller that he was employed by the buyers and really couldn't discuss things with the seller at that time. Awkward!!
A couple of thoughts based on experience of 100's of home inspections.
From the home buyer's/ buyers agent point of view:
From the sellers agent point of view:
As a sellers agent, I do not even spend the whole time at an inspection. Again its the buyers time to inspect the property. As an agent I cannot refute anything a home inspector says. I show up towards the end to see if there are any issues I should know about and see how it is going but that is it.
You do not want your buyers and sellers talking to each other before a closing, especially without you as an agent being there to represent everything they say.
Here is a case of a perfectly harmless situation that got out of control when a home buyer and seller got together at an inspection. I showed up with my buyers to a home inspection, the Mrs. Seller was home. While I was with the husband and the home inspector, Mrs. Buyer was upstairs talking to Mrs. Seller. Mrs. Seller was trying to be nice and said they were having some interior painted so it would be fresh and new and told Mrs. Buyer that they could pick the color.
Harmless, right? Well the painter was coming in 3 days and they needed a color now. News to me..... my buyers freak out, say they need an interior designer to make a visit and pick the color... Ended up after a drawn out situation and some hurt feelings that the seller just credited the painting cost to the buyer. Guess what if the seller had never said anything then they would have put an extra grand in their pocket.
Ok, the story is not over. Mrs. Buyer and Mrs. Seller exchange numbers. Unknown to me, the buyers and sellers agreed that the sellers could use one of the garage stalls for storage for a week or two. I show up at the walk through surprised there was a car stall filled with a car and junk... my buyers than told me about their agreement. Obviously no use and occupancy in place to protect the buyer. Well I get a call two months after from an upset buyer. No one has stopped by to clean out the junk..... Call an attorney see what your options are....
Anyways, I hope you get the point.
Hi Lane, you mention that the reason a seller would not attend is " deniability ". Whether they attend or are made aware of a material defect by way of the inspection isn't it the same thing ?
Hi Lane - Only once have the sellers been there when my buyer's inspection was being done. It actually worked out well. They and their nephew just happened to be at the house doing some last minute moving and cleaning, and their nephew is a contractor. The inspector was able to show the contractor the problem areas, the nephew agreed they needed to be corrected, and we put those items on a request for repairs, which the nephew did right away. Couldn't have been a better result!
I have only had one seller insist on being there for a home inspection and that was one too many! I try to have my sellers enlist their own prelist home inspection for any hidden suprises.
I agree that I wouldn't want a seller at my buyers inspection, sure they have a right to be there...but not necessarily involved. I think it would invite to much interference when it comes to asking for repairs based upon what maybe the seller interpreted the inspector to mean when discussing a certain aspect of the home that needs addressed
There are many variables on this subject. As well as pros and cons depending on personalities.
Sellers may be resentful and very defensive with the loss of value in their property and what they agreed to sell the property for under duress of losing a sale with so much inventory on the market.
If possible I think it is generally best for the sellers not to be there. Items that they could add info on can be addressed after the report is back.
Sue of Robin and Sue
Lane,
Great post.
This is one of those issues where there is no correct answer, I inspect homes all the time that have the seller present and there have been a few times where they wanted to argue, or try and fix each issue while I was inspecting and then have me go back and re-inspect their repair before I even compleated the inspection.
I have had sellers tell me things they probably shouldn't have.
On the flip side, I have found stains in the attic and when I mention it to the sellers they are reminded that they did have the roof repaired 3 years ago and produce recipst that help calm the buyer.
In the intrest of making everyone feel better about the inspection I prepared a list for the Agent(s) to provide the seller that helps them know what to expect.
I also made a list of common defects found in my area for the agent to give the buyer.
These lists halp set expectations and that seems to make the deals go a little smoother.
Another facet that has to be considered is the inspector themself. Do you have someone that tears the home appart and blows things out of purpotion, someone that is simply mater of fact, someone that wants to impress everyone with how much he knows, (or thinks he knows)?
If the buyer chooses an inspector simply based on price you never know what you are going to get.
I like it if the sellers agent is there for at least the last part of the inspection. It allows the inspector (with the buyers permission) to bring them up to speed so they can be better prepared to deal with their clients.
Yes the inspector might take photos of a damaged eave but where is the damage located. Many inspectors provide little if any information on location. If the sellers agent is present the inspector can show them and they can show the sellers later.
I think Lane did a fine job of spelling out some of the Pros and cons.
I personally think it is a sace by case decision based on the personalities involved.
Lane, I advise my sellers never to attend the inspection but I always do. I want to know right away if these is going to be anything major that comes out of the inspection. This way I can report back to my sellers right away. If something comes up during the inspection that needs my seller's attention, then I call and ask. I know many agents that don't attend the inspections for their listings. This is just one of those services that I provide and has served me and my clients well.
In most cases, we advise our sellers that they CAN be at the inspection if they WANT to be, but we advise them NOT to be there and they usually aren't, and we have never had a seller ask us to be there either. As far as our buyers go, we always attend the inspection with the buyer, as 9 times out of 10 they ask us to be there with them. I think in our area, these are the accepted practices of most other agents as well.
We typically advise our sellers to go out and take in a movie.
Tom
I am always present at my buyer's inspections as is at least one of the buyers. When I'm the listing agent, I try to be present for the inspection or at least for part of the inspection just so I know, if there are any issues, what exactly the problem is and where it can be spotted so I can let the sellers know. I've had wonderful sellers that after the inspection I've told them some of the issues the inspector pointed out and they fixed them or at least got an estimate BEFORE the issues were even put in writing from the attorneys. That equals major motivation on behalf of the seller!
Lane, I always want representation for my client -- whether buyer or seller -- at the inspection. I want to be able to hear what the inspector says so I can make my seller aware if I am a seller's agent. I want to make sure I am there with my buyer if I represent the buyer.
I do think a buyer should be there to see and hear and learn about the house unless they absolutely cannot do so.
As for the seller, it is their option as to whether they want to be there, but yes, sometimes it is hard for them to hear the rough stuff directly from the inspector! Sometimes having a written report and someone else as a buffer helps! ;-)
I'm completely neutral in regards to this. If the sellers want to be there, fine. Don't, fine. Same with the buyers. I know, that doesn't sound right, but I've had buyers tell me to "go ahead and do what you gotta do, I don't need to be there. I'll read the report later." Well, I do everything I can to let them know how I feel, and that's that they Should be there.
I have heard of a seller interfering with the inspector. That's the only reason the seller should not be there.
Lane--a few years ago I was at a risk management classs (a GRI class) and the instructor was ADAMANT that no agents should ever attend because of liability, and that the seller had no business being there either. He said only the inspector + buyer should ever be there. At first I tried to do that but over time have come to the opinion that if you are the buyer's agent you SHOULD be there so you can see what the inspector is talking about if he finds issues.
What you said about disclosure is on point. Corporate sellers and REO agents don't want to know about inspection results and that's okay. The inspection is for the buyer.
Erica, I think buyer's agents should be at an inspection only if the buyer cannot be there. I want to make sure the inspector went under the house and on the roof too. If they can't fit through the crawlspace access hole, it's time to call a new inspector.
Seller's or their reps at an inspection is a kiss of death. Nothing but misery can ensue as they point out the upgraded metal siding the put on in the Fall of '02 and why it's worth the extra 10 grand they think it's worth.
In my market I see it go both ways....sellers at the inspection, buyers at the inspection... I make it a point to NEVER be at an inspection. I do not ever want to have an inspector say that I tryed to influence one way or the other. The buyer is paying for it...the seller currently owns the property....I have not had a problem with it either way. Have a Great Week!
I always attend my sellers' inspections....I am their representative and they have entrusted me with their home. I go to let the inspectors in, and bring work along and stay out of their hair. After the inspectors are finished, I make sure that everything is off (no water is running....a BIGGIE!) and that the house is locked up.
I attend buyer inspections as well....again, because I am their representative. That's my job.
Just my .02,
Coleen
I do not think that seller's should be there- it is time for the buyer's to find out what they need to know about the property without the destractions of the sellers.
I always advise my sellers to not be present as they might get emotional about their home and if they meet the buyer and just don't click with them there will be problems if a Request for Repairs does come in.
Our buyers invariably want to be with the inspector so they can more easily get their arms around any issues that may arise and also so the inspector can provide any maintenance suggestions and to point out any idiosyncrasies that may exist. In addition they seem to want us (their agent) to be their for moral support.
Our sellers also want us to be there...to sit quietly in the kitchen or family room...in order to be a "fly on the wall" and to be a filter for any questions that may arise for the seller. If our seller wants to be present, we tell them to "foggetaboutit". We will be there to represent their interests.
We find that the inspection day often is when the buyer takes emotional possession of the property. If an exuberant seller were to interfere with this extended period of unihibited expression regarding the buyer's new home, it could mess up this entire process. We're sure that Freud said something along these lines.
I have only missed one inspection for a buyer and they did find stuff but it was pretty minor and some of it petty stuff, but the sellers were agreeable to fix/replace plate covers and such. I have not ever had a Seller want representation or have a seller ask if they could be there.
Buyer definately needs to be there along with the Buyer's Agent.
Seller, I'd prefer not. They tend to be defensive and, if they have to be asked to let the agent and buyer confer, often take offence.
I believe that sellers know their homes. I also believe that sellers believe that defects don't exist unless a buyer and their inspector find it.
Best they just stay out during the inspection and get the written Home Inspection Notice if repairs are requested.
Of course, I've done many inspections with the seller present and not present. I prefer that they not be present.
When I represent Buyers I prefer that the Seller not be present for the inspection. It is the Buyer's opportunity to speak candidly to the inspector about the property.
To me it does not matter, I'm familiar with current buiding codes for most areas. If sellers are there, so be it...
Hey Lane, congrats on the featured post! I discourage my sellers from being at a home inspection because in the past I have had problems with it. It can lead to arguments and wreck deals. No Thanks!!
I typically only attend the inspection if I'm the buyer's agent though I can see some of your points.
I to have been to many home inspections. I would say to let the sellers leave the home at the time of the inspection. Like you said, if they wnat a copy, they can buy it. Also, if they do not know about a problem they would not have to disclose it but once they do know thye have to.
I can see both sides to this. I don't think the seller should be there but their agent should be. When we bought our house a few years back, the seller was there but she stayed out of the way. Her agent was not there but ours was.
Lane - Interesting points. The topic of seller attended inspections has not really been an issue in our area. I can see the validity of your points, but I believe it would be emotionally difficult and perhaps detrimental to the transaction for sellers to attend the inspection. I advise my sellers to be away from the home during the inspection.
Lane, I attend inspections when representing the Buyer and come near the end if it's our listing. I do like to hear first hand what the inspector has to say. The seller there? That's a risk I prefer not to take. I don't know the Seller if I'm representing the Buyer, or the Buyer if representing the Seller. If there's a personality clash or if the Seller is sensitive about their home flaws, then it can go downhill. Also, for the reason in the story in Kevin's post at #61, it's better to avoid contact between Sellers and Buyers during the contract time.
Lane you wrote, "I have had buyers sell the inspection, or even give the inspection, to the seller if they chose not to pursue the property."
Are you saying sell, or give, the inspection report? I hope not.
Hi Lane! Well, I had an experience this week that my seller didn't wish to leave. I encouraged her to do so but, she insisted upon remaining. As it turned out, the buyers were uncomfortable as they wanted to do their measuring and have their inspector to themselves. Luckily their agent told them that I had encouraged her to leave but, had insisted on staying and 'working' while the inspection took place. They wound up being okay with it in the end but, it was not what I would advise. I agree that the inspection belongs to the buyer, whether or not the seller still owns the home. They don't want outside influence--especially if the seller is in 'love' with their home and when the inspector mentions ANYthing that may be wrong, those in love tend to get bent out of shape, making it uncomfortable for all that are present.
I've also been with buyers on an inspection when the sellers were present--they said to me following the inspection that they didn't feel comfortable asking more probing questions to the inspector for fear that they would offend the seller.
So, I am not fond of sellers being present but, then again, there is never a transaction in this business that is just like another one and we always roll with the punches, dealing with situations that don't seem 'routine' and move on, right?!
I'm 50/50 on this but typically in my area the Seller dont attend the buyer inspections. What's even worse though is when the Seller is there during an open house!
Personally, I feel the seller should NOT be present at the BUYERs' home inspection. Homes in Texas are sold "as is" and inspections are for the knowledge of the buyer. If the buyer wants to ask for a repair, the seller can call the inspector for clarification purposes if need-be.
But also, I don't like buyers and sellers being in the same room together. Too much emotion gets involved and it can turn ugly. This is why they have two separate closing times scheduled and keys are not directly exchanged. 99% of my transactions have the buyer and seller NEVER talking or meeting.
Lane,
This is such a negotiable topic, there is no right or wrong answer. I think the amount of stress the inspection can be for a seller is huge. So, it is best if they are not present. This way the buyer, agents & inspector can feel comfortable during the inspection. However, I have had times where the seller is present and I've found it to be helpful. Sometimes the inspector has questions or can show the seller something negative that might not be so easy to understand in a typed report that does not include photos.
As a listing agent or a buyer's agent, I am always present. I want to know any deficiencies of the home immediately. I have noticed many listing agents do not attend.
I've been to many as the listing agent, all mine when I'm the buyers agent. Only have had sellers their once and it was due to health reasons and she was not able to leave her home without assistance, and she didn't say one word to the inspector after, hello and just help yourself.
As the listing agent, I am almost always at the inspection. I've found the written reports can make things sound worse that they usually are -- and I like to hear exactly how the inspector presented his/her findings -- not to mention the potential buyers reaction to those findings. This give me valuable insight to share with the sellers when and if a request is made of them based on the inspection. That said, I advise my sellers to NOT be there -- very few good things can come from their presence and so many negatives can and have. If we need them, I know how to reach them.
Thank you for all of the comments.
One thing I am curious about. Several commentors have stated that they don't attend (or allow sellers to attend) for liability reasons. What do you feel is the liability?
Just wondering...
Lane: I have heard of cases where the seller or their Realtor was at the inspection, and... when the buyer closed on the home, and then found that the inspector had missed something... they accused the seller or the Realtor of distracting the inspector during the inspection... resulting in the inspector missing one or more items that he/she might otherwise have noticed.
I have never had a seller attend a home inspection and I would not like it if they did. I want the buyer to be able to have an open discussion with the home inspector.
Lane, Great post. I always attend my buyers home inspections even if they are unable to be there I still go. My thoughts regarding sellers being there are simple...I dont think that they should be there because if the home inspection is paid for by the buyers then it's there information to do with as they please. I think that if the seller is there then the buyers may not ask the really important questions regarding the home for fear of offending the seller's. Just my thoughts! Have a GREAT week!
Karen - Generally, I sit in the kitchen or living room (whether it is a buyer or seller I am representing) during the inspection. I don't want to distract or delay them. I will follow around during the explanation of findings, or respond if asked a question. But, I did challenge one inspector on a "code violation" he found... I was right, he was wrong. He was also an alarmist that made a dirty filter seem like the end of the world...
I also had a seller at an inspection when I was representing the buyer (seller unrepresented). He was great to have around, and the one defect (yes, there was only one defect) was repaired before the inspector could clear the room...
Sellers are much easier to deal with than are sellers agents. My favorite (not) question comes from the sellers agent who at every turn ask "How is it going". That question does not help the transaction along, sometimes when forced to answer that question an inspector will answer without having fully thought out their response. Give the inspector the time and freedom to perform the home inspection. Let the inspection report speak for the home.