I have to say, after being present today for a home inspection of my Palms listing, I am reminded why I respect home inspectors. As the listing agent, I am not required to be present, but I always love to sit in on the inspection. These guys exude confidence from the moment they walk in throughout the process, including their summary at the end.
Today, there were three of us: the buyer's agent, one of the buyers and myself. The whole process took about two hours and we were like kids with separation anxiety, following the inspector round from room to room, out into the garden, into the garage, watching every move, constantly asking questions.
You would be surprised how entertaining and educational an inspection can be for the listing agent. It is a tremendous way to learn things one would otherwise not have known: Where the house has been reinforced. How the down spouts are misdirected. Where the electrical outlets need to be upgraded. How the cracks in the stucco are just cosmetic and not structural. How the roof cannot have another layer added but will have to be replaced because composite has been added over wood. How the roots of the ficus trees next to the back of the house haven't damaged the foundation because typically trees don't usually like to fight foundation; they will go under or around but not through.
And then one place we did not follow the inspector - in the crawl space under the house. Boy, they are worth every penny. 
It is disconcerting at first when the inspector goes over the report with everyone there. The Buyer hears "the house is falling down". The Seller's agent hears "it really isn't bad for a 68 year-old house". And of course the inspector has to point out every single defect he finds, however minor. No defect is minor to a buyer.
Now we sit and wait to see what the Buyer absolutely cannot live without with respect to repairs. And try and gently remind the Buyer that was went down the last $5,000 stating that the Seller was not going to do any repairs. Oh, the game.
Jane Peters, connecting you to the L.A. real estate scene
Buying or selling real estate in Los Angeles can be an overwhelming process. Contact Jane Peters, Los Angeles realtor specializing in absentee owners, out of town buyers, and those who need that extra attention, in order to make the transaction a smooth, trouble-free, and fun experience.
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Fun isnt it Jane? I make sure to ready all my buyers and havent lost one in years because of a inspection.
It is interesting to see how these things work elsewhere. That would never fly here (having the listing agent present) In fact, our lawyer requires us to keep a completely LOW profile as the buyers agent and let the inspector do their job. (I am not suggesting they don't do their job with all parties present) But There have been law suits where Realtors said things during an inspection that came back to haunt them, so we basically do paperwork, e-mail or sit in the car in our agency. But the main thing is that we want the best possible inspection for our client. The client/buyer here is encouraged to participate and ask questions. Some agencies handle it differently.
Larry, in my early days I asked for all 55 items on the list to be repaired because my uncooperative buyer was out of town and I couldn't find out what she wanted. You can imagine the response I got.
BethAnn, it is interesting, and that is a sensible law.
As our company policy, we do not attend or participate in the home inspection. for us this is the time the home inspector and the buyer need to be alone and buyer to discover repairs.
Lupe, I guess this must be office policies. I have never been told that, although it makes sense. Unfortunately, for an unsuspecting buyer everything sounds so major. And, like today, the buyer climbed on the roof with the inspector. I wouldn't have allowed it, although the buyer's agent did.
Jane ~ I am attending 2 inspections tomorrow, one as the Buyer's Agent and one as the Seller's Agent. They call our home inspector the "deal killer." Let's hope not tomorrow!
My office doesn't have any policy about attending inspections, but I think the buyer should be allowed to attend without the seller being there. I only go when I know my client and the other Realtor's client are going to be there so I can referee if needed!
I think it is fascinating to see what different inspectors focus on. One will point out a loose dorr on a cabinet while overlooking large cracks in the foundation. Others focus on a chip in a mirror while ignoring defective siding. It has taken many years for us to find an inspector who we are willing to refer to our clients.
It is interesting...I go to a lot of mine...not all but a fair amount.. I like home inspectors who put things in to perspective...prioritize what needs to be done!!! that is really important!!!
Hi Jane, I think the inspections are very interesting too, I usually attend with my buyer clients so that I hear what they hear. There have been a few I missed and those were the hardest to discuss/negotiate later.
Melinda, boy that's scary. Good luck.
Mark, I have never seen a report that did not make the house look like it was going to fall down.
Deborah, they generally do prioritize which is a good thing. Left on their own how would a buyer pick :)
Mary, I understand why there are office policies telling agents to stay well away, but it can be counter-productive to let the buyer listen to all the negatives. They are not going to hear the positives at all.
Great analogy of the difference between what a buyer and listing agent here about the home inspection:)
Good morning Jane,
If we are the listing agent we are encouraged not to attend as this is the buyers time (since they are paying for the inspections) with the inspector and their agent to discuss freely all aspects of the inspection. Many buyer agents will make that clear and ask that we or the sellers not be present. If the buyer would terminate for any reason they would not provide the seller with his inspection report(which all items the seller would then need to disclose). Many buyers (if planning on updating) get flooring people and painters etc. to come during the inspection time (usually 3 hours) to come to give them bids. This is much appreciated by the seller to get it all done at once!! We use to all go and I have to admit it all works out better now when it's just the buyer, their agent and inspector. Most inspectors encourage them not to come until the last hour so he can get his job done! I'm surprised the inspector would allow the buyer on the roof..what liability!!
I love attending inspections! Those guys, like you mentioned, are worth every penny.
I learn something new from nearly every home inspection I attend.
Bill, yes. They are two different inspections.
Dorie, since mostly our houses are not on lock box the seller's agent usually opens up. I really do think it is helpful for the listing agent to be there. We actually get a copy of the report with the buyer and buyer's agent here.
Gerry, thank you. Here they say that the roof is at the end or beyond its expected life for instance. Go figure.
Craig, I know. I also learn every time.
Each home inspection is a learning experience. Every property seems to have different issues, some small some large. If a property is inspected twice, I've found that inspection report differs.
Leolinda, that is scary isn't it.
In over 100 home inspections, I have never seen an inspector in a Hazmatty-Looking suit come out of a hole like that !!!!
Hoping that the buyers are reasonable and move swiftly past the inspection contingency :o)
Hope you are well !
Sheldon, I hope they buyers are too. They are first-time buyers and are going by the book right now. But I am optimistic.