Know the roles during a home inspection
Reader question: We just lost a buyer over two inconsequential discoveries by the home inspector. Our agent told us the buyer was edgy, and were afraid they would inherit more problems in the future because the discovery created the impression we hadn’t taken care of the house. We have had other friends with inspection issues. We were disappointed they walked over two small repairs. How can our next inspection be improved?
Monty’s answer: Education and training are the keys. The buyer’s agent should explain the scope of the inspection, determine the buyer’s expectations, document them, and implement them at the inspection. They should review the seller’s condition report with the purchaser before the inspection. They should explain that minor repairs are not significant defects. They should always attend and ensure the buyer attends the inspection.
The seller’s agent should instruct the seller to provide access to the attic, the electrical panels, all mechanical equipment, the basement walls or crawl space and any other area typically viewed in an inspection, and have the keys available if space is locked. They should see that storage shelves and boxes are moved away from walls that would obstruct vision. They should remind the seller that were the situation reversed, they would want the inspection, that the buyer has not lived in the house and that the seller also benefits from the review. The inspector is there to discover significant defects and safety issues with a visual inspection and identify and record them for their customer. They may recommend further inspections, or tests by specific equipment experts as the visual inspection has limitations. They should schedule enough time to answer appropriate questions, explain why they cannot respond to questions that are not pertinent, and keep in mind the other attendees also have a keen interest in the results.
The buyer and seller should focus on observing the work, understand that the inspector's oral comments are not actionable repair items if not written in the forthcoming report.