Do I Need to Be There?

Before I became an indoor air quality (IAQ) professional, I was a home inspector for nearly 20 years. During that time I was often flabbergasted when a buyer asked me, “Do I need to be there?” In my mind, the home inspection is a time when the buyer learns about the problems with a particular property and the important things to take care of to maintain a healthy and safe environment, so I would invariably say, “Yes.”

While I sympathize with buyers when it is a sellers’ market, I think it is unconscionable when a buyer broker tells his or her client that an offer has more of a chance of being accepted if it lacks a home inspection contingency. In the last year my office received many calls from buyers who had waived the home inspection contingency and found out after the closing that the houses they had purchased needed thousands of dollars in updates or remediation. Unfortunately, all too often these buyers were stretched to the limits of their borrowing power and nest eggs and were thus stuck with problems they could not afford to tackle.

The home inspection can be a very difficult experience for a listing broker as he or she often wants to retain complete control of the buying process. The home inspection can threaten this control. This is why it may be tempting for some listing brokers to make inappropriate comments during the inspection. In the basement of one home where there were strips of duct tape concealing numerous areas of termite damage, I said in sarcasm how kind it was of the seller to mark these off. The broker responded, “The sellers are lovely people.” In another inspection, a mouse ran by as the buyer, broker, and I were standing in the basement. “Your cat will be very happy here,” the broker said to my client. (This was before the days of buyer brokerage in Massachusetts.)

You could ask your client how he or she feels about being followed around by the listing broker. If your client prefers that this not happen, you could be the “bad guy” and ask the listing broker to remain nearby to answer questions but not accompany you during the inspection.

As an IAQ professional, I am always concerned when I see significant signs of a mouse infestation. Mice cause unpleasant odors. In addition, I have found Aspergillus mold growth in those trails, and correlations have been drawn between the presence of mouse-urine trails indoors and occupants’ exacerbated asthma symptoms.

Left: Termite damage in attic flooring. Right: Termite damage and mouse droppings.

The listing broker usually advises the seller to stay away on the day of the inspection. On one of my home inspections, though, in a direct sale without brokers involved, the seller remained and stood next to me and my client, the prospective buyer.

I began my inspection of the exterior by commenting, “There seems to be a moisture problem at the foundation.”

The seller disagreed. “There is no moisture problem here,” he said.

“Hey,” said the buyer. “Let him speak.”

“Don’t tell me what to do,” growled the seller.

Within minutes both the buyer and seller stormed off, jumped into their respective vehicles, and peeled away from the property with tires squealing, leaving me standing fee-less in the backyard.

Sometimes unforeseen accidents can occur during a home inspection. A disgruntled seller once accused me of breaking an antique cup stored in a closet with the attic hatch. Another time, a buyer insisted on moving a dresser so I could test an electric outlet and broke the leg off the dresser. And once I agreed to do a home inspection for the girlfriend of a dear friend of mine. She already owned the house and wanted an overview of the work the property may have needed (more people should hire home inspectors to provide this service). I agreed to charge a nominal fee. I placed my heavy flashlight on top of the toilet tank, and unfortunately it rolled into the open toilet bowl and cracked the bowl. The repair cost me $600, and the fee I was charging was a lot less.

I always tried to talk to my buyer client before a pre-purchase home inspection to give the person some advance warnings and advice. For example:

Be sure your client and broker(s) know how long your inspection may take (it could be very awkward if a broker has to leave in the middle of the inspection).

Tell your client to leave the three-piece suit or high heels in the car and to be prepared to go into a basement or crawl space.

During the home inspection, your client shouldn’t talk about what he or she would be willing to pay for the property. I once did a home inspection for a buyer who had an accepted offer on a very expensive property. In the presence of the broker he mentioned that he’d be willing to pay $100,000 more if he had to. Guess where that information landed?

During the home inspection your client shouldn’t start measuring rooms, talking about where furniture pieces may go, or ask an interior decorator to be present. Your client also shouldn’t talk about future plans he or she may have for the property, such as adding a big addition or an in-ground pool. Such actions and comments just reveal that a prospective buyer has the funds to pay more.

Your client shouldn’t act nonchalant about defects that you as the home inspector mention.

Remind your client that the home inspection report belongs to him or her, and it shouldn’t be shared with the seller or the listing broker unless doing so will support your client’s position in any subsequent negotiations.

As for yourself, don’t share your home inspection report with any third parties without your client’s written permission to do so. It’s just common sense to protect the interests of your client as well as to limit your own potential liability.

It is important to note that the experiences and opinions expressed are those of the author and is only a representation of some real estate agents. There are many agents who prioritize their clients’ interests and facilitate a smooth and transparent home inspection process.