The title instantly makes you wonder, doesn’t it?  Is he going to throw other inspectors under the bus?  Is he going to be controversial?  What could it be?

Before I dive into my answer, I’ll clarify that some of my favorite people in the world are inspectors.  My inner circle of people who are closest to me and helping me build my best life are from the inspection industry.  I love inspectors.  I know that the majority of the inspectors I know are great people who provide great service to protect their clients.

This may surprise you to hear an inspector say this, but about 85% of what every inspector does is pretty much the same thing.  There are some that use cool gadgets that “WOW!” agents and clients.  Some are fast, and others are slow.  Some companies offer warranties and promises that are great for marketing.  But those aren’t the big mistakes.

The big mistakes are not technical, either.  It’s not the fact that they miss this electrical issue or that plumbing issue–although that does occasionally happen.  The majority of us do essentially the same work in every inspection.  We look at interior, exterior, roof, mechanical, plumbing, electrical, foundation, and attic/insulation. Some may be more proficient in one area than the others.  That makes up a small percentage of the difference between one inspection and the next.

The most significant difference is not the “Bedside Manner.”  How does a professional show up in their engagement with the client?  I’ve always felt that my previous career as a pastor has served me exceptionally well in this role. But, while this is important to the client experience, it isn’t the biggest mistake inspectors make.

Before moving ahead, let’s sum up what I’ve said to this point.  

• The core of most inspections is the same. 

• The inspector’s engagement with the client is an important part of the client’s experience.  

Now’s the moment you’ve been waiting for.  The biggest mistake inspectors make….when inspectors don’t understand their role in the transaction.

An inspector has a very clear lane in the home-buying process.  They should not talk about the value of the home.  They should not talk about what to negotiate.  They should not talk about proceeding with the deal or walking away.  In my opinion, the only time an inspector should EVER give commentary to these areas is if they genuinely believe that an agent is not representing a client well.  But, in my experience, that is not at all the norm of how real estate professionals handle themselves.

Inspectors should not advise on the cost of repairs.  Inspectors should not give an opinion on whether or not the homeowners’ insurance policy will cover an issue.  If an inspector is not providing the service they are offering estimates or coverages for, they should not express such an opinion.  (Did you know? It is a violation of most Code of Ethics to inspect a property and do the work within a 12-month period. Make sure you know what standards of practice your inspector operates under.)

The inspector’s role is to inspect the property in its present condition, identify visible deficiencies, and communicate that information meaningfully to the client.  The inspector provides one piece of the puzzle.  The client and their agent proceed forward in the most appropriate way for them.

Inspectors do not know the comps, the client’s financial resources, the other offers that were made on the house, or a myriad of other variables that may impact the transaction.  In most situations, a client has been working with an agent through the process.  The agent knows far more information about the needs and situation of the client.  When inspectors get out of their lane and add opinions about things outside of the condition of the property, they inadvertently complicate the process for their client and the agent.

Be sure to work with one of the great inspectors out there who understands their role and has the discipline to stay in their lane.  This can make all the difference in providing the clients a smooth process and get into a house that serves the clients’ needs at this stage of life