I make it a practice to accompany a home inspector throughout the home ESPECIALLY if the homebuyer is NOT PRESENT. Often times, myself and my buyer have noticed items pre-home inspection that they would like an expert opinion on and it is my job to ensure that these potential issues (or non-issues) are addressed. After all, if I'm not the one accompanying the home inspector, then 9 times out of 10, the buyer will be right by their side.

Also, I have great respect for the expertise of home inspectors and a thirst for knowledge. This practice has enabled me to gain a plethora of knowledge which I utilize while showing future homes.

Finally, my goal as a Realtor is to build cohesive relationships with attorneys, home inspectors, loan officers and the like. If a home inspector is intimidated by my input and is unable to work with me, then I'll refer my clients to home inspectors that have mutual respect (and I have taken a couple off my preferred home inspector list!).

Francesca Patrizio, Realtor Associate
Realmart Realty - An AFFORDABLE Way to Sell Your Home
$395 FLAT FEE MLS
Ranked #20 out of 436 Real Estate Brokers in Monmouth/Ocean County MLS in 2008

Dina,

Yes it is common to have the Realtors present at the inspections. "Following you around" may or may not be the best practice however. This is a time for the buyer to get up close and personal with the home and to see it through different eyes...those of the inspector. I am always there, in the background and available to see first hand any items that the inspector points out that may need to be addressed by the seller. This gives me a better understanding of the situation. Up here, we have a predominent number of homes with septic systems and although an open pit septic system is NOT something that I really look forward too on a hot summer day, it is VERY important for me to be there and interact with the inspector. I've attended enough of these to know the importance as well as the fact thta there are a variety of inspection methods...some good..some that are not as good.

Wayne Smith
Weidel Realtors
wsmith2inc@aol.com

Norm,

Having met many Home Inspection service owners across the country, at seminars and through the National Associations I belong to, I guesstimate about 95% of the owners are well seasoned Home Inspectors. They would be more likely to perform a thorough home inspection. Most of them will hire employees that are not that keen and by not paying enough may compromise quality. Remember, a Home Inspection business owner does not want to hire someone with exceptional qualities for the risk of training someone to become a future competitor. A flip side to this would be, if you have an excellent background knowledge in the trades and $$$'s for a nominal investment why would you go to work for a Home Inspector when you could go into business for yourself? There is the other fact that I often hear of Buyer's who had a 21 year old show up to do their inspection. I know of one in Texas that is having his 19 year old doing them. What experience does someone at this age have? Keep in mind, this type of business is dominated by 'Mom & Pop' sole proprietor's. If you are targeting a particular Multi-inspector firm, be adamant about having the owner perform your inspection. In this slower market, I'm sure they will accommodate you. Remember, to screen, screen and screen some more to make an informed decision.

Dina,

I'm a home inspector conducting inspections in NY and PA. As you can see there is a varying degree of responses/opinions to your question. Yes, it would be helpful to know if the agent was acting as a Buyers or Sellers agent. Regardless, there is no set rule to provide a definite answer to your question. If you as the Buyer are not trusting of the agent in question or feel that he/she may be disrupting your inspection process, it would be within your rights to politely ask that they step aside in order for used to have quality time with your inspector. I do agree with some of the responses reflecting an agents concern that the home inspector is competent. They are simply looking out for your best interest to make sure you are getting what you paid for. You need to hire a home inspector with many years of experience. Screening a home inspection service is very important. I will include a link to my website home page below which explains the critical questions you should be asking before making the right choice. I disagree with some agents making constant comments after my assessment of individual areas or systems. In many cases, they lack the expertise to be providing these additional comments. Buyers agents will tend to be more inquisitive in your best interest as well and I tend to accommodate them to enhance their understanding of problems I may have discovered. Please keep in mind, I often hear agents saying “I just want to follow you around so I can learn” which is OK with me if it's OK with my client!

Good luck in finding the right home!!!

Dina,

In your question you don't specify who the realtor represents however I can advise you from my experience. Real estate agents are not qualified to conduct home inspections. That is why a buyer hires an inspector who is qualified to do so. In most cases if a buyer is represented by an agent that agent could recommend three reputable home inspectors. Of course a buyer has the right hire whomever they please. Often times you will read a question asked here and an agent will say that the person should seek legal advise. I believe that principle applies as well to an inspection. I let my buyers know from the start that the home inspector is the expert when it comes to advising the condition of the home. Not me. I let them know that they are paying the inspector for a service. I coach them with some questions they should ask. And I let them know I will not be present. That way they can be sure that I'm not running interference. Neither am I qualified to see if the inspector is doing a good job or not. If needed I will provide access for the inspector to gain entry to the home. If its a 1st-time buyer and they need moral support I suggest inviting a parent or family member who have made a purchase in the past to be present. Everyone runs their business differently. I will say prior to making an offer I point out some visual things they should keep in mind in making their offer. For instance their maybe older windows or in most cases you can look at an a/c unit, furnace or water heater and see its age. Or other things that are apparent but what I buyer maynot consider when placing their initial offer. The conditions of these items will be ascertained during an inspection but I let the buyers I represent know if the inspector finds these items functional and in good working order they can't ask for them to be replaced later just because they are old. I hope that helps you or anyone else who will later purchase a home. To answer your question though I would say no I do not believe that it is common practice to follow an inspector around the home.

Best Regards,

Jeremy S. Hill, Realtor Associate
Keller WIlliams Realty http://www.southnewjerseyhomes.com
1814 Route 70 East
Cherry Hill, NJ 08003
Office: 856.685.1651
Mobile: 609.876.5817
Fax: 856.321.1414
"Your Interest 1st Always"

I do not follow my buyer or home inspector around during a home inspection. Sometimes the inspector will call me over to look at something that he wants me to see. I usually just wait until the inspector is finished, and when he has completed the inspection, the buyer and I will watch the presentation together, After the presentation, the inspecor or myself will answer any questions the buyer may have. I don't always attend the inspection if I represent the seller unless the seller requests that I do or if I represent the buyer and the seller or if there are any question concerning repairs.

Diane Oakes
Danimor Realty
St. Petersburg, FL

You don't mention whether it's your agent or the agent for the seller. If I were the buyers' agent, I would follow behind the buyer so if questions came up we could compare notes when going over the written report.

If it was the sellers agent, they're following you around to find a basis to argue any questions you raise that might require the seller to make repairs or price reductions.

Laura Giannotta
Keller Williams Atlantic Shore

Well said Paul Howard.There you have it again,Dina

Regards;

TJ

I always attend my buyer's home inspection. If I don't know the inspector i stick closer than if i do because I want to see how competent they are and at least include everything I already know about. I make sure they have a copy of the seller's disclosure if I was able to obtain one (all sellers don't fill one out in NJ). If the inspector doesn't tell the buyer how to change the furnace filter or where th water main shutoff is I make sure it gets covered. The inspection is also buyer education time - and often worth the cost of inspection in and of itself.

How close I really follow depends on the buyer, the inspector, and the house. My goal is that the buyer receive the education they should receive from an inspection, a complete report of condition, and the information I need to advocate for the buyer as needed for repairs and or credits.

Paul Howard, Broker
NJHomeBuyer.com Realty
Cherry Hill NJ 08002
856-488-8444
Member: National Association of Exclusive Buyer Agents
http://www.naeba.org
http://www.twitter.com/paulhoward

I don't know about "following you around" .. But I do go to the inspection and stay with my client.

Some home buyers, for whatever reason, get timid and do not ask questions... I help them bring the questions out to the home inspector. But if they look comfortable and are having good dialouge with the home inspector.. i step back a bit and watch.

It depends upon the situation with me.

Dina some go some dont for liability.I go to all mine,so I can see if the inspecter knows his stuff,

TJ

Hm "Follow around" sounds as if you mistrust your agent!

If your agent is a buyer's agent and "on your side", I would think it would be helpful for her to have a good understanding of the issues raised by the home inspection so that she can can set those forth to the listing agent in the most accurate ( and non-threatening) way.

In my market, which is a second home market, buyers often can't be present. So, as listing agents we are always present at showings and inspections. Attending the inspection and getting a grasp on issues it might raise helps me to work more effectively with my Seller to resolve things to both buyer and seller satisfaction.

I would certainly back off ift he buyer felt this was intrusive rather than helpful.

Len Bowen/ Harborside Realty/Provincetown ma..

I am not sure what "follow you around" means? How did the realtor's presence affect you? Did it prevent you from having a discussion with your inspector? Did it prevent the inspector from doing his job? Please let us know the details. The agent is suppose to be there - it's not your house, yet.

Hi Dina, no, I do not believe it is common practice for an agent to follow you around during inspection. As a buyer, your agent will be present to provide access to the home. From there, I generally sit back and while certainly available, do not insert myself into a process that is intended to be time for you and your inspector to review the home. One thing I do before any inspection begins is to review with my buyers what the process is designed to accomplish but then I allow them to have the time and room they need with their inspector to get the job done. Usually at the conclusion of the inspection, the inspector will give an overview of findings and concerns that may turn into action items. This is helpful to all because if there are questions they can be raised then.

I am working with a seller now who has asked that I be at any inspections - so I have attended them, but have followed the same practice - the result is that I do walk away with what my seller is looking for, a sense of how the inspection went which I find comes much more readily from the inspector if the agent is not hounding them during the process. I will tell you that I have had situations in which a listing agent has followed the inspector and buyer around (this when I was representing the buyer) and it made everyone very uncomfortable. After she left, the inspector commented that it is her practice and that he finds it uncomfortable and frankly overstretching her bounds.

In fact, we agents are not inspectors. What we are hoping to gain is a sense of how things are going so that we can facillitate the process. But hounding you or the inspector during the process is counter productive to that goal.

Good luck with your purchase!

Best,
Jeannie Feenick
Search and connect at http://www.feenick.com

Hi Dina-

When I work with buyers and they are doing their home inspection I always attend. I wouldn't say that I follow them around, but I ask the inspector about any problems/issues they have found. I do that because it allows me to understand & explain the issues to the attorney & listing agent during "inspection review". It also helps me to negotiate repairs for my buyer if needed.

I hope that helps.

Most agents we know feel it is important to be present during an inspection to ge immediate and first hand information to pass on the their customer. Responsible sellers want to start on necessary repairs ASAP while buyers are focused on repair issues.

There are also times the agent can provide necessary or helpful information to the inspector.