A home inspection represents a significant step in the real estate purchase process, providing an objective evaluation of the property’s condition before the sale is finalized. This systematic review helps buyers understand the physical state of their potential investment, identifying necessary repairs or maintenance issues. While the inspection itself is a standard procedure, confusion often surrounds the question of who should be present during the evaluation. Determining the appropriate attendees ensures the process remains focused, professional, and productive for all parties involved.
The Essential Professional
The only individual whose presence is necessary for the inspection is the licensed home inspector. This professional is contracted to conduct a non-invasive, visual examination of the home’s accessible systems and components, including the structure, roof, plumbing, electrical, and HVAC. Their primary function is to maintain an unbiased perspective while systematically documenting the property’s condition according to established industry standards.
The inspector requires an environment free from distraction to concentrate on the technical aspects of the evaluation. This focus is necessary for tasks like testing the functionality of the furnace, assessing the integrity of the foundation, or checking the proper drainage around the home. Maintaining this concentration ensures the final report accurately reflects the property’s current state and potential deficiencies.
The Primary Stakeholders
The buyer’s attendance is highly recommended, offering benefits that a written report alone cannot fully convey. Being present allows the buyer to see defects firsthand, providing immediate context for the inspector’s written descriptions and photographic evidence. This direct observation helps the buyer distinguish between minor maintenance items and more significant structural or system concerns.
The inspection provides an opportunity for the buyer to learn the location of important operational features, such as the main water shut-off valve and the electrical service panel. Asking questions in real-time about the home’s systems helps the buyer gain a deeper understanding of future maintenance needs. This interactive learning process transforms the technical report into a practical guide for homeownership.
The buyer’s real estate agent also plays a supportive role during the inspection. The agent’s experience allows them to interpret the inspector’s findings within the context of the local real estate market and the purchase agreement. They can help the buyer strategize about which findings warrant a request for repair or credit, and which are considered standard wear and tear. The agent’s attendance is primarily for contractual support and negotiation planning.
The Parties Who Should Not Attend
While the property remains the seller’s residence until closing, their presence during a buyer-paid inspection is strongly discouraged. The seller’s primary responsibility is to ensure all utilities are active and that the inspector has clear, unobstructed access to all areas, including the attic, crawlspace, and mechanical systems. Remaining on the premises can inadvertently create an atmosphere of conflict or defensiveness when the inspector points out deficiencies.
The buyer needs to feel comfortable speaking openly with the inspector about potential issues without the perceived pressure of the seller listening. The seller’s presence can also distract the inspector, potentially compromising the thoroughness of the evaluation. The most productive arrangement involves the seller vacating the property entirely for the duration of the inspection.
The seller’s real estate agent rarely attends the buyer’s inspection, as their role is generally passive during this phase. Their attendance is not required to facilitate access, which should be arranged beforehand. The seller’s agent typically relies on the buyer’s agent to relay any significant findings that may impact the negotiation process.
Other Potential Attendees
Occasionally, the initial inspection reveals a specific, complex issue that warrants a deeper look by a specialized professional. A structural engineer, a licensed roofer, or an HVAC technician may be called in after the initial inspection to provide a detailed assessment and repair estimate for a specific component. These specialists are typically scheduled separately to focus only on their area of expertise.
Bringing along general contractors, family members, or friends is advised against, as they can introduce unnecessary noise and conflicting opinions. While a trusted advisor may attend, they should remain passive and allow the inspector and the buyer to communicate without interference. The goal is to maintain a focused environment that supports the inspector’s work.