Sort of MMR. Inspections...who is present?

MommyLiberty5013 · April 2016

Our home finally went under contract for a great sales price that we are happy with and realistic buyers (we had two offers fall through before this one, both of people low balling us because they were over shopping their budget and looking at too expensive homes for their family).

The home inspection is scheduled for this Thursday. I asked our agent who was planning to be present. She said that the inspector is coming at 1:00 - alone. And, the buyers and their agent were coming at 4:00 to hear/see the inspector's report.

DH and I have gone through two inspections so far in our life and both times, someone (either us and/or our agent) was present with the inspector.

Basically, is it normal for an inspector to be in the property alone? I'm thinking cynically here. I know not everybody is honest and I don't like the idea of a complete stranger in my home with all its stuff and contents by himself.

Have you ever permitted an inspector or workman on your property and in your home by him/herself? Am I over reacting?

cbee817 · April 2016

I wouldn't let an inspector into my house without someone present. Is it possible for you or your DH to be there? I'm surprised this is case- when our inspection was done for the house we bought, both real estate agents were there, we were there, and my parents came too.

hoffse · April 2016

I don't think it's unusual. We did the same thing your buyers are doing because we just couldn't get off of work for 3 hours in the middle of the afternoon, especially because we had spent a lot of time before the inspection sneaking away to see houses, working with our bank (and not billing), etc. We figured we would be in his way anyway, so we just met him at the end to hear what he had to say. Our agent had other houses to show, so she wasn't there either.

If you have some valuables you are concerned about I don't think it's being cynical to hide them somewhere he won't be going. When we have contractors in the house they are often there alone. We actually just had a pet sitting service in our house for the first time while we were in California.

We hide valuables that are easily portable and wouldn't be missed right away (checks, jewelry, etc). We don't worry about large electronics. We would notice if the TV went missing. The inspector will be looking all over the place, but you could put those items in the trunk of your car or something just for the afternoon if you are concerned. H and I have had enough strangers in our house over the last two years that we have a standard list of what to hide whenever we won't be there.

Do make sure to shred or hide any papers with CC or bank account #s on it. We should all do that anyway in case somebody ever breaks in, but I'm pretty lazy about doing it until I know somebody is going to be in my house alone.

als1982 · April 2016

I have never sold a home but when I had my current home inspected it was just me, my realtor and the inspector present. Neither the buyer nor their representative were present.

When you had showings you weren't present for those. I don't see how this is any different.

ETA: Sorry I misunderstood, I thought the buyers were going to be there.

I was really glad that I was present for that, as a single woman he showed me all the shut off valves, pilot lights and how to fix a few simple things I wouldn't have known how to do myself. It was really great and my inspector definitely went above and beyond!

hoffse · April 2016

Actually, the hiding CC and bank papers thing is relevant even if your buyers are there. I would actually be more concerned about them than the inspector. The inspector goes into people's houses for a living. There's a good chance your state requires him to be licensed and bonded to protect homeowners. If he was a thief, the realtors would know about it, and he would go out of business pretty quickly.

MommyLiberty5013 · April 2016

Yes, to clarify...DH and I do not want or expect to be present. We were more surprised the buyers' agent and/or the buyers wouldn't be there for the duration of the inspection.

julieanne912 · April 2016

I don't think it's that uncommon for it to be just the inspector. In Chicago, it would have been unusual for it to just be the inspector, but they also don't really use lockboxes in the city there.

Out here in CO, the scenario is often what you mentioned. It's good in some ways, because the inspector can just get his job done and concentrate. But it's bad in other ways because sometimes the buyer/buyer agents don't really understand what the problems are as they aren't there to see the actual issue with the inspector. He can go over it at the end but that's often not the same as them being there the whole time.

But yeah, I would treat this just like an extended showing... make sure valuables and medications are secure. Same with when the appraiser comes.

julieanne912 · April 2016

Oh also, congrats on accepting an offer! I hope the rest of the transaction goes smoothly.

jtmh2012 · April 2016

Personally, it sounds odd to me. With us, there's always been at least an agent there to open the house, but sounds like this is the way it is done in some places.

emily1004 · April 2016

Our real estate agent was there with him for the first hour. Then we showed up. The seller had already moved out so the house was empty. I wouldn't want the inspector there alone.

Xstatic3333 · April 2016

I vote odd. It would probably be fine, but I'd likely request that SOMEONE (one of the agents, or perhaps a trusted friend or family member) additional be on-site.

blondie42107 · April 2016

When we purchased our current home, our real estate agent, the inspector and H and I were present. Inspector spoke to us as he went along.

short+sassy · April 2016

What you're describing is pretty normal in my area. One of the agents...usually the buyer's agent...will let the inspector in. But then they leave. And then the buyer will go meet the inspector toward the end of the inspection.

For my last few inspections, I stayed with the inspector the whole time. However, for those properties, I was only doing a "major systems" inspection (ie primarily just looking at the roof and foundation) and those don't take more than one hour.

While I would think a home inspector would be one of the last people to burglarize a home and/or steal identity information, anything is possible. And, unfortunately, if you are not comfortable with him being there alone, it will be your all's responsibility to have someone else there.

short+sassy · April 2016

I've never been present for the appraisal part of the buying process.

julieanne912 · April 2016

short+sassy said:

I've never been present for the appraisal part of the buying process.

Correct, the buyer is pretty much never there. H was home for ours, but he works from home. No agents or anything like that were present either.

AprilZ81 · April 2016

I've always attended inspections for homes I buy because I don't want to wait for the results and I want to ask questions. I've never had a realtor for either party attend.

I would be okay with the inspector being there alone because he/she should be licensed and insured. I would feel better with the inspector alone versus the buyers alone because who knows who these buyers are...

Hide/lock up any valuables shred any documents with sensitive information on it and it should be fine.

Sort of MMR. Inspections...who is present?

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