Inspections & Listing Agents

By
Real Estate Agent with Prudential Alliance Realty-OKC, OK

In the 11 years I have been a Realtor®, I have never attended a inspection in which I did not represent the buyer nor have I ever had a listing agent attend my scheduled inspection with my buyer(s).

I asked the listing agent to not be there unless she has been asked to be present by the seller.  While I have not gotten an answer just yet, I am hoping she is not offended by my request but I thought this would be a good topic for discussion amongst my fellow Realtors®.

So what is your opinion on this matter?  Have you been asked by sellers to be present and have you had selling agents get in a tizzy because of it?  I would never get upset by it but I do think that is the buyers time.

Russell Benson
Prudential Alliance Realty

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Russell Benson, Realtor®
Prudential Alliance Realty
Oklahoma City, OK
Serving Oklahoman's since 1998
www.RealEstateOKC.com

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Rainmaker
645,245
Team Honeycutt
Allen Tate - Concord, NC

Usually I don't go to the inspections of my listings but occasionally if asked by the seller, I go by to make sure everything is going ok.  I never try to talk to the buyer.

Jan 22, 2009 10:40 PM #3
Rainmaker
315,058
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker and Attorney Licensed in DC, MD, VA,

Interesting how people can see things so differently. I try to attend the inspection as a listing agent for some part of the inspection, so that I can meet the inspector and see for myself what the "issues" are. If I see with my own eyes what the buyer and the inspector are seeing then I can explain it more easily to the seller. I haven't ever had a buyer's agent object to me being present in my own listing for the inspection. Of course, I stay out of the way of the buyer.

Jan 22, 2009 10:42 PM #4
Rainmaker
536,486
Lynda Eisenmann
Preferred Home Brokers - Brea, CA
Broker-Owner,CRS,CDPE,GRI,SRES, Brea,CA, Orange Co

Hi there,

Ditto on Dean's comment about being present, yet not hovering.  One of the very few times (early on) that I did not attend the seller was not happy that I wasn't present.

I prefer to have both agents present and one of my sellers. It's also a time we usually review (sign off) disclosures, if there is a question we can get the answer on the spot.

Jan 22, 2009 10:44 PM #5
Rainer
3,425
Melinda Abernathy
Crye-Leike Realtors - Benton, AR
Central Arkansas Real Estate

I wouldn't be offended.  I've never had a selling agent ask me not to be there, nor have I ever asked the listing agent not to be there either.  In my market the selling agent is the one to meet the inspector to let him in.  I do feel this is the buyer's time, after all they are the ones paying for the home inspector.  If the seller's request for their agent to be there, that's fine too.  It is still their house during this time. 

Jan 22, 2009 10:44 PM #6
Rainer
67,429
Russell Benson
Prudential Alliance Realty-OKC, OK - Moore, OK

I can see both sides of this issue and thanks to those who have responded thus far.  Certinaly this is a good topic for discussion.  Each market has different standards and in OKlahoma we are much different than most and perhaps even more laid back that most.

Thanks again AR people.................

Jan 22, 2009 10:50 PM #7
Rainer
55,382
Denise Gray
Realty World Alliance - Wichita, KS
Realtor SRES, Wichita Kansas Homes

It's not unusual for the Buyer's Agent to request that I be there. They don't necessarily want the Seller there but do ask that I show up.

I've also have been on the other side and the Buyer's Agent shows up.

I don't understand what difference it makes one way or the other. It makes sense to be there to see what the potential issues might be instead of trying to walk me through it over the phone. "It's located on the south wall at about 2:00."

Jeez who cares who's there as long as everyone acts there age.

Jan 22, 2009 10:50 PM #8
Rainmaker
111,100
Steven Wright
Home Real Estate - Aurora, CO
CRS - Home Real Estate - 720-989-5283

I don't blame you for that, I don't really think it is appropriate for the listing agent to be there.

Jan 22, 2009 10:59 PM #9
Rainer
68,323
JoAnn Borelli-Mardesich
Placentia, CA

I usually attend the inspections, but I stay out of the way as much as possible.  My Sellers appreciate my presence, and the buyers seem to relax a little more to see that we really arehuman, and yes, nice, too!  Sometimes, the buyers' agent doesn't show up at all.  I just reassure them, but separate myself while catching up on my texting/emails.

Jan 22, 2009 11:08 PM #10
Rainmaker
204,897
Pat Tasker
Shorewest Realtors - Germantown, WI
Your Milwaukee Metro Area Agent (WI)

If my sellers insist on being home, I make it clear to them that they should NOT be following the buyers nor inspector around, and NOT getting into back and forths with them.....

Jan 22, 2009 11:55 PM #11
Rainmaker
1,362,927
Vickie Nagy
Vickie Nagy, Broker Associate Realty ONE Group BMC Associates | BRE#01363932 - San Ramon, CA
Broker for San Ramon, Danville, Dublin, Pleasanton

I'm primarily a buyer's agent and attend all inspections, but don't hover. I can't recall ever having the listing agent present at the inspection. The sellers are often there.

Jan 23, 2009 12:19 AM #12
Rainer
333,759
Tom Davis
Harrington ERA,DE Homes For Sale, $$ Save $$ Buy Today ! - Dover, DE
FREE Delaware Homes Search!, $$ Save $$ - Find Homes! Delaware Realtor

What a great topic this is and I am happy to see the conversation sway back and forth on this one!  Very interesting to see everyones views on the inspections process!

Thanks

Tom Davis

DE REALTOR (R)

Jan 23, 2009 12:38 AM #13
Rainer
54,190
Barbara Delaney
Park Place REALTORS, Inc. - Roanoke, VA

Dear Russell,

The only times I have been present at an inspection of one of my listings have been when the property was not accessible otherwise. I have never been asked to be there by a seller.

I stayed in the background as the listing agent.

As a buyer's agent, I come at the end of the inspection for a summary and explanation, unless the buyer asks me to be there the whole time. Generally, the inspector and buyer can achieve better rapport without the third wheel agent.

Barbara

Jan 23, 2009 12:43 AM #14
Rainer
9,103
Josh Lutz
American Premier Property Inspection, LLC - Phoenix, AZ

Hi Russell, just thought I would throw in a home inspectors point of view.  I don't personally care if both agents are at the inspection, the part that can get a little uncomfortable is when the seller's agent tries to follow me around and ask questions every time I write something down.

The inspection report is the property of my client the buyer and it is up to them who sees the report.  I don't mind if they are at the report presentation as long as the buyer does not mind.  I would say about 75% of my clients would rather have the report presented without the seller's agent present.

Jan 23, 2009 07:42 AM #15
Rainer
67,429
Russell Benson
Prudential Alliance Realty-OKC, OK - Moore, OK

I appreciate all the feedback and it really opened my eyes to the various points of view.  As I said earlier, each market has its own set of rules as does each agent.  The important thing is the client for which we are representing.

Russell Benson

Jan 23, 2009 09:02 AM #16
Rainmaker
217,742
Patricia Beck
RE/MAX Properties, Inc., GRI, CDPE - Colorado Springs, CO
Colorado Springs Realty

I have never been present for an inspection on my listings but am present during inspections for my buyers.

Apr 20, 2009 09:20 AM #17
Rainer
67,429
Russell Benson
Prudential Alliance Realty-OKC, OK - Moore, OK

Patricia,

I think the majority are with us while a few are present as the listing agent.  I guess when you do things a certain way for so long and then somebody wants to change things up, you're like, what the heck?

Thanks for your comment...............

Apr 20, 2009 09:37 AM #18
Ambassador
442,133
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTORĀ® - Oklahoma Investment Properties

Hey Russell, I want to make sure you keep your blog active. Active Rain has started to charge for Rainmaker accounts at $29.95 a month. I think since you have a blog post you should be okay, but as the popularity increases for AR which is happening at a rapid pace, they may amend again. Hope all is well with you.

May 16, 2009 10:11 AM #19
Rainmaker
122,079
Jim Valentine
RE/MAX Realty Affiliates - Gardnerville, NV

Russell - I don't go to inspections regardless of who I represent.  The inspector is the qualified licensed individual.  If I knew what I was looking at I wouldn't need to hire them.  If there is a question about a recommendation we call the inspector.  If there is a question on what is needed to repair a problem that was called out we have the repairman call the inspector.  Often the buyers or sellers are present and so it should be - it is their property to buy or relinquish and they will be affected. 

May 17, 2009 05:43 PM #20
Rainer
67,429
Russell Benson
Prudential Alliance Realty-OKC, OK - Moore, OK

Joe:  Good to hear from you.  I hope you are feeling well!  I look forward to meeting up with you and catching up on things.

May 17, 2009 07:40 PM #21
Ambassador
2,036,780
Todd Clark
Keller Williams Realty - Beaverton, OR
Broker - Beaverton, Oregon Real Estate Expert - (503) 524-9494

No, I have never been asked by a seller to be present for the inspection. I am at everyone with my buyers though, this gives us the opportunity to write the repair addendum and get it over without delay. I would be affraid of stepping on toes and upsetting the buyer in to walking if I attended the inspection as the listing agent.

Todd Clark - www.LivingBeaverton.com

Jul 11, 2009 07:58 AM #22
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