In the Real Estate industry it is usually pretty easy to spot a truly dedicated Realtor who has a passion for their business. It is also just as easy to spot a pretender that does as little as they can get away with.
Unfortunately, there are very low barriers to becoming a Realtor. Take a test and you are in business as soon as a broker hires you.
Many agents that get into Real Estate do so because they think it is easy money. After being in the Real Estate business for a while some agents tend to develop bad habits and become very lazy.
As a Massachusetts Realtor who has been in the field for the last 28 years, I have met some agents that are fantastic and others that I can’t believe are allowed to practice. See picture above.
There are so many consumers that do not know the rules of the game and don’t realize when the Realtor they have hired is doing what they should be under their job description. One area that is quite common to see a Realtor not fully representing their clients best interests is at the attendance of the buyers home inspection.
A good buyers agent should be at the home inspection representing their buyer client. Likewise, the sellers agent should also be there to represent the seller during the home inspection.
In other words both the buyers real estate agent and the sellers real estate agent should be at the home inspection! Each of the parties deserve to have a representative who is looking out for their best interest at the inspection. Take a look at this comprehensive article that describes why it is so important for Realtors to attend the inspection. Don’t fall for the I don’t go because “there is too much liability excuse.” Liability on a real estate agents part is created when you say and do things you shouldn’t. Liability is not created by listening and observation.
A great Realtor who is a true advocate for their client is going to walk the walk and talk the talk. How can you properly represent your clients interest in a home inspection if you are not there to hear what has been said by the home inspector? The answer is simple – YOU CAN’T!
Buyer’s agent attending home inspection
As a buyers agent the Realtor must put their clients interests 1st and negotiate for the best terms and conditions for their client. If a buyers agent is not at the home inspection it makes it far more difficult to negotiate the best terms and conditions for the buyer. Part of attending the home inspection is understanding how potential defects will affect the value, as well as what the cost is to remedy such defects. A buyer’s agents job is not to just drive a buyer around until they find a home. Complete buyers representation is seeing the transaction through until closing.
A good buyers agent who is in attendance can get a feel for how important issues that have arisen are rectified. The job description of a buyers representative includes counseling their clients on what is appropriate and reasonable for the seller to correct. For example, if a safety issue is discovered a buyer is more than likely want to get that fixed especially if it poses a real danger. There is always a fine line though on what is reasonable and appropriate. Part of negotiating is getting the things that are most important addressed in some fashion. This is one of the many roles of a buyers rep.
Seller’s agent attending home inspection
I see buyer’s agents in attendance far more than I see the listing agent being present. This means one thing….There are lots of Massachusetts home seller’s that are getting poor seller representation at home inspections. It is just as important that the seller’s listing agent is present at the inspection. Maybe even more so than the buyers agent!
The listing agent should be there to hear exactly what the home inspector says about the property as it relates to defects. There are two very important factors on why this holds true.
Just as there are good and bad Realtors, the same holds true for home inspectors. There are some inspectors that do an absolutely great job of conveying the facts to a buyer and then explaining how those facts relate to what is or isn’t appropriate.
In my eyes a true professional will make a buyer have a complete understanding of what they are dealing with and whether or not the defect is common for the age of the property and life expectancy of the item in question. On the other hand some home inspectors are “drama queens” and love to make the most minor defect into a catastrophic event.
In the event you have a home inspector that falls into this category a good listing agent in attendance can ask the inspector questions that may alleviate any fears that may have been caused due to the nature in which the issue was explained. There have been plenty of times where I have been able to temper a buyers fears by just asking the home inspector a few simple questions.
Let me make this clear…I do not interfere in any way from the inspector doing his or her job!
The second major reason why a listing agent should attend the home inspection is buyer exaggeration. There are plenty of buyers that love to use the home inspection as a 2nd round of negotiations. In some cases this is warranted and other cases it clearly is not!
There have been plenty of times where I have heard exactly what a home inspector has said about a particular item and the buyer has turned it into something much more involved. Of course when this happens the buyer ends up asking the seller for a credit or a reduction in sale price. More often than not the credit they are looking for is way out of whack with what is appropriate. There have been times where the inspector has said nothing needs to happen and the buyer has still asked for a credit.
This would happen even more if I was not in attendance to hear what the inspector said. When I am in attendance, I can later explain to the seller whether there is a legitimate need to address an issue or not.
If you are thinking of selling your Massachusetts home when you interview the Realtors make sure you ask them if they will be in attendance at the home inspection representing your interests! If you start hearing excuses on why the agent may not be attending I would give serious consideration to someone who will be there for YOU!
You may even hear from a real estate agent that they don’t attend home inspections because someone has told them that it increases their liability. That’s hogwash! I completely disagree. It’s the Realtors conduct at the inspection that puts them at risk, not their presence. Know when to open your mouth and when not to!
Realtors should not be tempted to provide a service that’s outside of their expertise. I am clearly not an inspector and I don’t confuse my buyer or seller clients by acting like one.
One other home selling tip is to make sure you fill out the Massachusetts sellers disclosure statement. Make sure the buyer has looked at it prior to when they make an offer. It is far more difficult for a buyer to ask you to remedy issues from a home inspection if they were already aware of them before they made an offer!
Home inspections are an important part of the home buying and selling process in Massachusetts. It makes sense that both parties have proper representation. In other states it may or may not work the same way. Please keep this in mind.
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About the author: The above Real Estate information on Realtors should be attending home inspections was provided by Bill Gassett, a Nationally recognized leader in his field. Bill can be reached via email at firstname.lastname@example.org or by phone at 508-435-5356. Bill has helped people move in and out of many Metrowest towns for the last 28+ Years.
Thinking of selling your home? I have a passion for Real Estate and love to share my marketing expertise!
I service the following towns in Metrowest MA: Hopkinton, Milford, Southboro, Westboro, Ashland, Holliston, Medway, Franklin, Framingham, Grafton, Hopedale, Mendon, Upton, Northbridge, Shrewsbury, Northboro, Bellingham, Uxbridge, Worcester and Douglas.