ArcaMax

Dear Monty: We accepted an offer on our home. The contract is subject to a satisfactory home inspection. Our agent called to set up a time for the inspection and asked us not to be home. My thinking is that if a problem is discovered, it would be better for both parties to observe and understand the issue together. Do you agree with her suggestion?

Monty's Answer: The inspection is primarily a tool for the buyer to assess the property's condition. It's not a joint evaluation or a public debate. In many states, licensed inspectors are trained to identify material defects -- issues that impact value or safety -- not minor imperfections or cosmetic flaws. Some buyers approach the process as if they're expecting a "certified used home," and some inspectors may cater to that expectation -- sometimes exceeding the American Society of Home Inspectors (ASHI) Standards of Practice to appear more thorough. Inspectors are in a competitive business, and by implementing unwarranted procedures that make them appear superior, some believe they will gain more business.

You've touched on an issue more common -- and more misunderstood -- than most buyers and sellers realize.

Contracts and Custom

Legally, unless the contract restricts it, sellers may have the right to attend the inspection. After all, they still own the home. But that doesn't mean attending is a good idea. Some real estate agents believe a seller's presence can strain communication, create unnecessary tension, or undermine the buyer's confidence. Others take the time to explain when a seller's absence may be helpful -- especially if the buyer specifically requests it.

Why Some Agents May Suggest Sellers Leave

Here are a couple of reasons some agents may advise a seller to vacate during an inspection:

-- Negotiation aftermath: If the offer process was tense, emotions may still be high. Reuniting both parties too soon may not be wise -- but in some cases, it can open the door to understanding and resolution.

-- Talkative sellers: Well-meaning comments can create confusion, raise new questions, or say something that erodes their negotiating position.

Some agents use these arguments to demonstrate their value in the transaction. While events like those described above can and do happen, they are often exaggerated. Other agents believe that being present helps clear up issues in real time. While this is logical and efficient, some agents do not take time to prepare their customers. In that scenario -- or if the buyers request that the seller not be present -- the seller is likely to honor the request.

From the home inspector's point of view, most are there to do their job and will not have an opinion on who attends. If a major issue arises, buyers will still bring it to light through a repair request -- and you'll be able to respond appropriately.

A Way Forward

If you have concerns about being misrepresented, confirm that you'll receive a full copy of the inspection report (this is standard in most home sales). You can also offer to be available by phone during the inspection in case access or clarification is needed.

While there are no hard statistics on seller attendance, my experience suggests that most sellers today do attend the home inspection. The inspector's report is misunderstood more frequently when either party is not present. Whether sellers should leave comes down to context.

Richard Montgomery is a nationally syndicated columnist, published author, retired real estate executive, serial entrepreneur, and the founder of DearMonty.com. He provides consumers with free options to pressing real estate issues. Find him on Twitter(X) @dearmonty or DearMonty.com.

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