RealTown's RealTalk

I have a question for any Arizona Realtors out there. Here in CT, the buyer schedules an inspection with the home inspector and their realtor goes with them to the inspection. My sister-in-law is buying a home in Phoenix. Her agent scheduled the home inspection and went without her. Is that standard in Arizona. Reading an inspection report (even though it does have pictures) does not always present as clear of a picture as if you were there during the inspection.

Here in Michigan, we encourage our buyers to go to the inspection. A lot of times what the inspector finds can be easily corrected and they can make a recommendation, but if the buyer just reads the report and doesn't see the "damage or defect" first hand with the inspector it may scare them away from purchasing the home not knowing how much repair costs they could expect.

I'm not in Arizona but I almost always schedule the Inspection on behalf of the buyer (if they have an inspector they want to use, that's fine but most don't), but I always coordinate the time with the buyers and insist that they are present. After all, the buyers are paying for the inspection.

More importantly, I want the buyers to see the house they are buying through the eyes of the inspector. I have a good one who carefully explains to the buyers how they should maintain the house they are buying and literally gives them a list of things to do over the first few months.

I don't understand why a buyer's agent would not want the buyers to be present.

I'm not in Arizona, but here in California. When representing buyers I always attend the home inspection without fail and always have the buyer there. It just doesn't make sense for the buyer not to be at the inspection.

I've been told by local attorneys that Realtors take a big risk by going to the inspection FOR the Buyer. Even attending is risky business and may cause you to become a part of a legal case. You can have the Buyer send a trusted� relative or friend to attend in their place.

Here, in our area (St. Louis), typically the agent attends, but stays out of the way and only gets involved if there is an issue that needs to be explained by the inspector (so we know what/why to ask for repairs/replacements). At the end of the inspection, the inspector goes over what was found and his recommendations.

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Buddist Prayer: May Everyone Be Happy; May Everyone Be Free From Suffering.

 

I am in AZ and I always schedule the inspection at the conveniance of my buyer and I go and so does every other REALTOR that I know.. and I ALWAYS make it clear to my buyer's that they are to be there for the results at the very least.

I have done an inspection without the buyer there but only when they have been from out of state and couldn't be there.

Gloria Handley

Chandler, AZ

Gloria writes,

"I am in AZ and I always schedule the inspection at the conveniance of my buyer and I go and so does every other REALTOR that I know.. and I ALWAYS make it clear to my buyer's that they are to be there for the results at the very least.

I have done an inspection without the buyer there but only when they have been from out of state and couldn't be there."

Hi Gloria!

Since I am taking over for my husband as Designated Broker for our company, my attitude on risk is a little different now. I also, NEVER attend a home inspection with the buyer. I firmly believe that this leaves me 'hanging out to dry'. Years ago, a friend of mine was sued for items NOT FOUND at the home inspection. It was ruled that she 'should have known' more about inspection results. The judge suggested that she NEVER attend a home inspection again. If she is not there, she can't be held liable.

I know we all want to appear to be servicing our buyers and sellers at every turn. But, our attendance at the inspection is a risk not worth taking, as we have absolutely nothing to contribute when there. I have the inspector email both the buyer and me a copy of the inspection. We go over it together, decide what we do and do not want repaired, and I prepare a BINSR and send it off for signatures. No buyer has ever chided me for not attending the inspection. I TELL them when the appointment is made, that I do not attend due to potential liability issues, but will receive a copy to review with them.

If any of you think I'm just 'lazy', then YOU go get your Broker's license. After hearing all of the things that you can be held liable for, you'll agree with me!