What a Realtor Needs from a Home Inspector
In an ideal world, real estate agents and home inspectors would work together, hand in hand, to help home buyers make knowledgeable decisions about what properties to buy.
After all, that is what a home inspection is for. Quite often, this is exactly what happens.
Unfortunately, sometimes there is a misunderstanding between agents and inspectors, which ultimately causes the buyer to lose out.
As a real estate agent, I believe that the better home inspectors understand what agents want and need, the better we can all serve our clients.
Consumers, on the other hand, need to know how to pick a home inspector. By doing a little research, you stand a good chance of picking an excellent inspector who will not only be thorough but will not try to spook you from buying an entirely acceptable home.
It is easy to assume that real estate agents want inspectors who will turn a blind eye to problems with a home to facilitate a sale – but this is not the case. At least not with honest agents.
Honest, reputable Realtors want home inspectors to do their job how they were trained to do it, gaining a clear picture of a home’s state to communicate to potential buyers.
Simultaneously, real estate agents also want home inspectors to deliver the facts – in relation to reality, not an idealized, perfectly built home that does not exist. Agents don’t want inspectors to exaggerate findings or make buyers feel like they are buying a lemon – unless they REALLY are.
From a real estate agent’s perspective, the main difference between a good or bad home inspector is in delivering information. Real Estate agents want honesty, but they also want perspective.
Buyers, particularly first time buyers, are trusting the inspector to tell them if the home is worth purchasing. If the inspector makes his or her findings seem like the end of the world, the buyer may go running from a perfectly acceptable home.
What inspired me to share my thoughts on real estate agent and home inspector relationships was an article I read this past month in Realtor Magazine. The title of the article was Do You Trust Home Inspectors.
Jim Brown, a home inspector in the Atlanta area, starts off the piece by relaying a story about a home inspector he shadowed when first entering the business.
This inspector would put a marble on the floor of every home inspected. If the marble rolled even slightly in any direction, he would state in the inspection report that the house was sinking, and a structural engineer was needed to test the foundation.
Can you say YIKES! You might be thinking this is a far fetched example, but it really isn’t. Over the years, while selling homes in Massachusetts, I have met some of the most ridiculous inspectors imaginable.
Of course, Jim Brown states that using a marble is not a reliable method to uncover serious structural issues in a home. The only thing it proves is there might be some settling which happens in every house!
In my years in the business, I have seen many home sales fall apart because inspectors blow common inspection issues out of proportion. Do you know what happens? The next buyer comes along, and they end up buying the house. The second buyer has an inspection too, but none of the same issues are magnified like the first inspector. The first buyer ends up losing out on a home they loved.
Exaggeration of facts is one of the many reasons why a listing agent should attend the home inspection. Real Estate agents who don’t attend the inspection are not doing their clients any favors. This would be called lousy seller representation!
The buyer’s agent will be there, and they love to blow home inspection issues out of proportion too. Simple issues become bigger problems.
The Cover Your Ass Inspectors
Home inspectors will also suggest to buyers that nearly everything they are inspecting should be looked at by some other professional.
Real Estate agents who have been in the business long enough know exactly what I am talking about. It goes something like this – the inspector notices a hairline crack on the outside of the chimney.
He or she suggests “consult with a qualified mason.” Okay, fine, but why? Aren’t you a qualified home inspector? Can’t you determine what is minor and what isn’t?
Real Estate agents don’t want to see a home inspection report filled with consult with a plumbing contractor, electrical contractor, heating contractor, and any other professional you can think of.
A top home inspector should be able to suggest when a professional is REALLY needed to look at a problem. It shouldn’t be “cover my ass syndrome” some inspectors come down with.
When a hairline crack on a twenty-five-year-old home has obviously been there since the first year the home was built, it’s stupid to suggest a buyer should have a mason look at it.
Does a buyer need to spend more money on something a home inspector was hired to determine? Does a seller want to have their sale put on hold by stupidity?
The Importance of Perspective
The vast majority of home buyers are on a particular budget. Many of them do not have the finances to purchase the very best – they have to settle for homes that are good, not perfect. There are plenty of quality homes on the market that would make great purchases for the budget-conscious buyer.
These buyers are trusting real estate agents and home inspectors to guide them to these homes. They want to own a home, and they need to buy something that will serve their needs, which almost always means compromise.
An experienced agent and a skilled home inspector have a realistic perspective on homes in their respective markets. They know that almost every home has issues, and they know how to tell the difference between serious problems – the kind that buyers should avoid at all costs – and minor to moderate problems, which many buyers can deal with to own a home.
A home with major structural problems is not the same as a home that has settled and has slightly uneven floors. A home with a roof that should have been replaced ten years ago is quite different than a home with a roof that will need to be replaced in three years. Homes with major issues should be avoided by most buyers, while homes with noticeable issues – but issues that can be managed – may be ideal for buyers on budgets.
A quality real estate agent has no desire to see a client buy a home they will regret and will work hard to avoid such a situation. A good inspector obviously feels the same.
An inspector is approaching the situation from a different angle and needs to be ready to explain the inspection results to help buyers make an informed decision. Not explaining issues in a way that sends them running immediately because they think the home will fall down around them (unless, of course, it actually is).
Far too many home inspectors look at their job of inspecting as a 'pass or fail' when they really shouldn't.Click To TweetThere Are Disreputable Real Estate Agents and Inspectors
There are always bad apples in every profession, and real estate and home inspection are no different. Agents are out there who will push inspectors to hide information that buyers need to know, and there are inspectors out there who will try to scare off every buyer that comes along.
The bad agents’ motivation is obvious – they want the commission and don’t care about their clients’ long-term satisfaction. We see this all the time with real estate agents who practice dual agency. But why would an inspector attempt to scare off buyers repeatedly?
Some inspectors may just be ignorant of the need for perspective. They may believe that every buyer is entitled to a perfect home, unaware that most buyers can’t afford such a property.
A percentage of the gloom and doom inspectors do have shady motives. They hope to get a “two for” or even a “three for” – the opportunity to do multiple inspections and make twice or even three times the money from one client.
If an inspector is attempting to get multiple inspections, chances are he or she NEEDS to do this because business is not okay. But why is their business so bad? Plenty of people are buying homes and require inspections.
It may be because real estate agents have written the inspector off as bad to work with, or it may just be because they are not very good at what they do. Whatever the reason, buyers and agents should steer clear of any inspector that seems to be fishing for such opportunities.
Home inspectors that operate in this manner make a real estate agent’s job a thousand times harder. Bargaining after the home inspection tends to be much more stressful. The buyer’s perspective is tainted by the home inspector they hired. Unfortunately, the views of the inspector are looked at as gospel by some folks. At times this puts a real estate agent in a tough spot.
It’s inspectors like this who intentionally have abysmal delivery. If you’ve been in the business for any length of time, you recognize it right away with the buyer’s body language. You can feel how uncomfortable they seem. The inspector shows the buyer problems discovered but doesn’t explain the severity. The buyer immediately assumes the worst.
This, of course, is an “inspector gruffs” mission. From time to time, you will even get some drama queens. They’ll look at a simple issue, but you would think exiting the building would be wise by the expression on their face.
A real estate agent who has taken the time to be there for the inspection can calmly ask the inspector questions like this – “in your experience, is this typical of a home this age and characteristics?”
By asking this question, you are forcing the inspector to level with the buyer on whether it’s a major problem or not.
The Home Inspection Report
As mentioned previously, some inspectors make the letters CYA a regular part of their practice. The inspection report often is where it gets really magnified.
I can’t tell you how many times over the years I’ve been to an inspection where the house seems to be fantastic. In great shape, clearly maintained well by the owner, etc. The inspector even says so while doing his job. He or she actually rave about it.
A couple of days later, when the home inspection report shows up, you would swear it was for a different house altogether. Everything in the home is ripped apart. The inspector has even gone out of his way to mark all the red ink problems for emphasis.
What you experience at the house often does not translate well when the inspector has to put his findings down on paper. There shouldn’t be a disconnect between what the inspector says in-person vs. what he puts on paper. All too often, this is the case.
Home inspectors have a lot of power, and some like to take full advantage of it. The inspection is, in fact, one of the biggest hurdles to getting to a closing table.
It’s a big reason why I emphasize to my seller clients to plan ahead for the buyer’s home inspection. Getting your home in order beforehand can save a lot of heartaches.
Working Together – Everyone Benefits
Real estate agents and home inspectors who understand and trust one another to serve the client can help many people. We are all here to see those home buyers have the guidance they need to make knowledgeable and informed decisions on what is probably the biggest purchase of their lives.
For inspectors committed to this goal, it shouldn’t be difficult to find agents to work with. When agents and inspectors are on the same page, focused on serving the client, everyone benefits.
Working as a buyer’s agent, I always provide my clients with three or four different inspectors’ names. My recommendations are based on six things:
- The ability to deliver an entirely thorough inspection.
- The ability to be accurate in presenting problems.
- The capacity to communicate their finding so that the buyer knows when something is a big problem and when it isn’t.
- What is said at the inspection is no different than what they put in their inspection report.
- A report that is typed or done electronically and not illegible handwriting.
- Timely delivery of the inspection report.
Great home inspectors have all of these qualifications. They are true professionals. The same can be said for real estate agents who actually care about their clients. Over the years, I have said many times the best real estate agents are the ones who don’t need a commission!
Money is the greatest influence of bad decisions. All too often, people hire real estate agents who shouldn’t even be allowed to have a license. It’s effortless to get terrible advice from someone who needs a check because they have no business.
If more people took the time to pick an agent with a track record of success, there would be far less disappointment.
Final Thoughts On What Real Estate Agents Want From Home Inspectors
An exceptional home inspector will be as good at presenting information as he or she is at finding problems. The best inspectors don’t exaggerate issues to make buyers walk away from perfectly good homes. On the other side of the coin, great real estate agents don’t prevent a home inspector from doing their job.
Additional Helpful Buying and Selling References
- What is an Ashi home inspector – learn the difference of what it takes to be certified by the American Society of Home Inspectors.
- Reasons to have a pre-listing home inspection – see why having a home inspection before you list your home for sale makes sense.
- What to do when you have a crummy home inspection – get sound advice when the home inspection does not go as you planned.
- What is InterNACHI – see what it means to be a certified InterNACHI inspector.
- Get the most money when selling your home – see some excellent tips on how to get the most money when selling your home.
- Why get a home inspection – learn why having a home inspection is a valuable part of the home buying process.
Use these additional resources to make sound decisions when buying or selling a home.
About the author: The above Real Estate information on what a real estate agent wants from a home inspector was provided by Bill Gassett, a Nationally recognized leader in his field. Bill can be reached via email at billgassett@remaxexec.com or by phone at 508-625-0191. Bill has helped people move in and out of many Metrowest towns for the last 34+ Years.
Thinking of selling your home? I have a passion for Real Estate and love to share my marketing expertise!
I service Real Estate Sales in the following Metrowest MA towns: Ashland, Bellingham, Douglas, Framingham, Franklin, Grafton, Holliston, Hopkinton, Hopedale, Medway, Mendon, Milford, Millbury, Millville, Northborough, Northbridge, Shrewsbury, Southborough, Sutton, Wayland, Westborough, Whitinsville, Worcester, Upton, and Uxbridge MA.
With the caveat that my experiences here are Utah based, here goes. Many of the problems I’ve seen with inspectors in the 23 yrs I’ve been doing this, as well as those described above come down to qualification to do the job. I can currently “register” as a home inspector, print off cards I designed on my iPad and boom, I’m in business.
If I’m smart enough to get insurance, I make sure my liability is limited to the amount I was paid for the inspection. Many I’ve seen have no idea what ASHI is, let alone rise to that level. Here in Utah several years back, we had 4 different inspect the same home. When comparing these homes, there were only around 30% of the same issues mentioned on more than one report.
We also give our clients a list of 3-4 inspectors we’ve worked with in the past, but they obviously are free to choose whomever they want. About the only quibble I have with your post is the part about having the listing agent present. Not something that is typically done here.
The buyer is hiring the inspector. It’s OUR job to interpret for the seller’s agent, not get into an argument inside as they attempt to defend their listing. That said, I would love to see a higher standard to get into/stay in the business. If we are truly to work “hand in hand” with inspectors, they need a bit more skin in the game.
Chris there are a lot of places where it is not common place for the listing agent not to be at the home inspection. In fact, half the time here in Massachusetts agents don’t go.
If you really want to make a difference I would start going. When you are interviewing with a prospective seller, I would emphasize you go to protect their best interests and learn what took place.
You are not at the home inspection to argue with an inspector. You are there to get an accurate picture of what took place. It is impossible to do the best job for your client when you are not there.
Remember we are in a service business. Just think how much your closing rate for getting listings would change if you were the only agent offering to attend the home inspection.
You said it yourself how four different inspections took place and they all had different results. How can you expect to represent a seller well if you are not present?
I agree! We attend all inspections on our listings.
In NC we are licensed by the Dept. of Insurance. And yes there are home inspectors that need to be ( for better words, hit over the head ). The way you communicate to your client and the buyer’s agent should be in plain English, and so should your report. With clear color pictures. The buyer should have a very good idea of the state of the property when they leave the home inspection. The only job that the home inspector is required to do is to make sure that things operate safely and as they are intended to. Items that do not fall into these two categories should be in the summary of the report. Any other information should be in the body of the report. Our job is not to scare the home buyer, but to inform them on the condition of the property that they are making the largest investment of their life on.
Sensible thoughts Doug. I was hoping a home inspector would chime in on the article.
HI Bill,
This is a well written article, and I could not agree more with what is said.
I have been asked to read many inspectors reports by unsatisfied home buyers where short cuts had been taken in the process of determining whether an item in the home still serves its intended purpose and/or is a safety concern, some accurate and some just looked like they were in a hurry. Clients want to know that what they are paying for is money well spent? Are there any hidden costs of repair? Is the home safe? Should I buy or pass?
As an inspector our job is not to tell the clients to buy or pass on a home, inspectors are there to give clients the information needed for a fair evaluation of the properties condition for their determination.
Inspectors should always invite the clients to walk with them so any findings can be explained in a way that will educate them on further actions needed or of the normal functions of the home.
The goal is for the client to come away from the inspection with a good experience and feeling they are well informed for the next steps in the homes purchase. An inspectors job is not to be an alarmist, as we all know most things are fixable. A good report should contain all the information a client needs to determine if any repairs are to be made or negotiated with the seller on the home of their dreams.
Inspectors Commitment to client:
Be open, friendly, build trust.
Perform a thorough inspection answer questions during inspection for client
Produce an accurate report of concerns.
Communicate deficiencies and recommendations in a manner that the client understands.
Do not be an alarmist.
Guarantee clients next day delivery of report.
Offer questions to be answered post report.
An Inspector and Agent work hand in hand during the inspection process, so communication is key in moving your client to the closing phase on the property.
Thanks Mike. It is good to hear you agree with my assessment of what a good home inspector should be doing for their clients.
Thank you Bill !
As a Professional Engineer and a Home Inspector this is exactly what I tell my Clients before and during the inspection – Nobody will let you buy a lemon house –
not your Realtor, not your attorney and definitely not me. That’s why top agents love me and others … they just like me.
Good job Bill.
Communication for us is what’s most important paired with knowledge. You can have all the knowledge in the world, but if you’re too opinionated, and not communicating clearly what the issues are, this will present far more problems.
Agreed Julia. Communications skills with a home inspector is right up at the top of the list for most important traits.
If real estate agents and home inspectors work side by side the business itself becomes easy. The article is really impressive.
Great post! I work with home inspectors and a good number that I speak with don’t understand that their tone and attitude during the delivery of their work dramatically impacts the customers perception on an issue even if isn’t a real deal breaker.
I’d love to interview you on my blog. The readership are inspectors and we get a good number of traffic. Are you interested?
Here’s an example for those that haven’t had that “know it all, disclose all” inspector. The report stated, ‘hairline crack in the stucco.” We had to put glasses on to see the crack. Now, this was a USDA Loan. USDA says the crack had to be repaired before the closing took place. It even held up getting an appraisal on the home. Ridiculous to report such! Brand new homes can have wood trim separate due to thermal expansion. No settling of structure, etc, yet the report will say, “Need to consult structural engineer and monitor.” Buyers go running…
I agree with you, Rick. While many inspectors are put in no win situations (report it, scare the buyer and damage relationship w/ realtor, don’t report it, risk getting sued) the way in which it is stated in the report as well as verbally delivered to the client is absolutely instrumental in not killing the deal… of course, unless it really is a deal killer.
Thank you for a terrific article! As a home inspector, I appreciate seeing the perspective of real estate agents. The article is also very funny and I would encourage my inspector colleagues to read it. None of the home inspectors I know want to be a “Deal Killer” or a CYA Inspector, yet, here we are…it happens. Open communication between the agents and inspectors is very important. If an inspector is causing you heartburn or making extra work for you, please let them know. I certainly want to know how to best work with and assist the agents that refer to me. If you are curious about why home inspectors do what they do, I am always happy to translate for you…just send me an email.
Steve I am glad you enjoyed the article. Like any other profession it is good when a home inspector can take constructive criticism. I find the best inspectors realize that proper communication is a significant part of their job.