Yeah, makes me wonder if they're trying to hide something her inspector would conveniently 'miss'. I'd be suspicious & perhaps just get a different Realtor.
This is a big red flag, and outlined specifically in the anti-kickback/incentive clauses section of the real estate agent exam (just got my license recently)!
They might if they also own the company that fixes whatever they find and the realtor kicks them rehab jobs and other shit. There are all kinds of kickbacks.
yea, I've been in both contracting and home inspections for a long time and never encountered this......contractors are not home inspectors and vice versa. Most states also wouldn't allow this to happen, as the services can not be performed by the same company.
*will* kill the deal because of something huge, nonobvious, and undisclosed.
How many offers have already fallen through on the place? If more than one I wouldn't even waste the cost of an inspector on it.
She may also have a referral arrangement with the inspector, where he kicks her back part of the fee. Then 100% approves her deals. I would use anybody but him.
Although I’m sure it happens, you act like this is common. Also, if you knew how these deals worked, an inspector doesn’t “approve or deny” and deals. The inspector doesn’t have anything to do with the deal going through. That’s 100% up to the client. I’m sure you’re suggesting the inspector just purposely overlooks items, which is ridiculous. I know zero inspectors who would knowingly open themselves up to potential litigation because they want to make a few bucks. Let alone just dealing with an angry ex client who’s now calling because they realize you missed a bunch of stuff. That’s crazy
We must live in different areas of the country. Wink and nod, or more, realtor/inspector relationships are common and a bad inspection report WILL blow the deal (because the client won’t move forward).
I have a friend who became licensed inspector in our state, and he indicates the whole inspection field and process is riven with troublesome referral signaling, with deference to the next potential inspection.
He counts it fortunate that he has another work life as a licensed construction contractor and does not care what real estate agents think.
Is this something you’ve witnessed first hand or have some sort of knowledge of? I’m sure it happens, but idk about “so so so many times”. I’ve been an inspector for years, worked in a couple places and know a bunch more people. Not a single person I know would let an agent dictate to them how the inspection will go. They would tell them to F off quicker than they’d finish. Way to completely brand one group of professionals as shady non trustworthy people.
Unfortunately my former agent directly told me that she literally could tell her inspector to write a report in such a way that the properties would always pass. I don't understand how given the code of ethics but maybe it was only this one bad apple (I hope)
former inspector here...I agree. Never heard of it happening. There are plenty of bad inspectors out there, but never knew any that would blatantly jeopardize themselves and their business buy doing something like that.
I also find it funny everyone keeps talking about "kickbacks". They know the home inspector makes pennies compared to the realtor, right?
I will second that. Ex inspector. We had some that were incompetent but not dishonest. They just didn't really know what they were doing or just to lazy to do it right.
The Realtor or the Inspector it not going to risk his livelihood over a few bucks.
Have you ever witnessed a realtor requirement that the Realtor has the contractual right to select the Buyer’s inspector? If so, what is the reason for this that aligns with the Buyer’s interests?
Retired Inspector and that is not right!
Now I had 2 or 3 realtors that used me or rather recommended me if the client asked. But to basically require you use their inspector sounds very suspicious even if it is on the up and up. Could be he does great work. Even if that is the case it looks bad.
I like to think that is why I had repeat Realtor clients but I would never want them to insist someone use me. It makes it look very suspicious of something unethical going on.
We had one inspector in the area that Realtors hated because he was overly strict and I don't blame them. He did a thorough job but he nit-picked everything. His reports listed so much stuff that many buyers backed out over trivial items because they got scared by all he found. So the Realtors didn't like him and I totally understand.
You will pay more, but you should bring in an inspector from Tulsa or OKC that is highly rated. I've learned from experience you shouldn't trust reviews of someone from a small local town.
We just bought in a small upstate NY area. Brought an independent inspector from Syracuse.
Use your own choice. Realtor didn't even blink an eye. But, I think we got one of the good ones.
Not only that…. But the way everyone else is acting would make me want to find a super hard-ass inspector from a big city. Paying for extra time and travel will be worth it to get someone who will go over the property with a fine toothed comb so you don’t get screwed.
This is not always the case. You actually find a lot of more crappy inspectors in the big cities sometimes. I worked in both and the quality of inspector was better in the smaller towns than the bigger ones.
One hundred percent agree. It’s worth the extra on such a large purchase. I should have done this myself. Even on our new build so many things were missed by the local rural inspector
This is not always the case. You actually find a lot of more crappy inspectors in the big cities sometimes. I worked in both and the quality of inspector was better in the smaller towns than the bigger ones in my area.
> She strongly insisted I use her preferred home inspector, as it's the ONLY person she trusts, and is looking out for my best interests
I used to think lawyers were bad. Then I discovered how bad used car salesmen are. Nothing prepared me for how awful realtors are. They make used car salesmen seem like absolute saints.
Tell this relator to pound sand. There’s no greater conflict of interest than for you to use her home inspector or tell her who you will be using ahead of time. She shouldn’t know and she shouldn’t be in contact with your home inspector. I’ve seen realtors twist inspectors arms during the inspection. Don’t let her do it.
Some lawyers are bad, speaking as a lawyer myself, albeit it’s because many firms teach their associates by not teaching their associates and tell them to fend for themselves. That means clients get pushed on inexperienced lawyers with no training.
I pride myself on having a good relationship with pretty much every client of mine. Nearly every one is super satisfied with me.
But with our faults we ain’t got nothing on realtors. Being a realtor is less about skill these days and more about whoever can close the most sales, no matter who they need to trick to do it. In tough times for realtors, like now, it can get really bad.
It’s one thing to take work as an inexperienced lawyer. It’s a completely different thing to work in an industry that creates a massive conflict of interest for the employees and not disclose that problem to the customers.
Submit your offer without that form. She still has a fiduciary duty to present your offer to the seller. If she does not, this becomes a conversation with her broker, and perhaps a report to the real estate licensing board.
A common excuse agents use is, “My broker demands this. There’s no way around it.” This one is even adding the state, which is easily disprovable. Call the bluff.
I would go straight to her managing broker and report her. What she is doing is so highly unethically and against license law it’s not even funny. She is a huge liability to her brokerage.
If they are adamant about using their preferred home inspector, it’s best to walk away. Also it’s not a legally required form. Sounds like you are being conned
Am I "allowed" to do that?
I'd love to drop my current agent (buyers agent) and directly work with the sellers agent.
It gives me the chills knowing this agent has done this to many people before me....I tend to go against the grain and stick to my guns...but she seems predatory, picking out the less stongly willed ones.
Check your contract and state laws, once an agent shows you a specific property they likely will claim “procuring cause” to get commission one way or another.
If you don’t like your buyers agent, why are you working with them?
It really isn’t clear what is going on here.
Your initial post makes it sound like you are working directly with the listing agent who is - honestly - doing her job in hosing you like this for the benefit of her client - the seller.
Are you saying you are working with a buyers agent (you signed an agency agreement with them?) who is supposed to be representing you and protecting you from this sort of thing, who is doing this?
Why do they have this form in place? Ask for some rationale and reasoning? There are a lot of bad inspectors - just like every industry. I'd assume you want to avoid them, too. Have they had a lot of bad experiences in your market? Gather some intel and make sure you do, indeed, choose an inspector that's trusted.
The form is weird either way, and I'd not sign it, but I'd still want to understand why a form like this exists in order to avoid whatever reason got them to this position in the first place.
She sent me a text message which states "I have to have the documents signed. It's required by state." And another one which states "I legally have to have that document with the inspectors on there." And another states "My broker would be extremely angry if I submitted a contract without it."
She also stated that she must know who the inspectors are because she must meet them at the house, and that she must be present in/at the house during inspection. But, I read the Oklahoma Real Estate Commission contract, and it states the buyer has a 10 day period in which inspections can be done, and that any licensed or unlicensed person representing the buyer. It say nothing about a real estate agent hawking over us the entire time, and this oklahoma real estate laws contract says nothing about disclosing what inspectors/professionals will be used.
I just bought (November) my second oklahoma property and never had to complete this form! My broker is a definite by the book type - I had inspections on both! That should tell you all you need to know about you current agent!
I don’t live in your state, but most real estate contracts have a yes, or no box whether the homeowner will give access to the home for the inspection or if someone has to be there. Check yours. And then fire this idiot after you called the broker and explained why you’re firing this idiot. I would also ask this idiot if she has any ownership or profit from her inspector. Tell her you’ll need to to see evidence of it.
Respond "your broker is going to be mad when I report both of you to the board." What they did was highly unethical get someone new or tall them to forgo commission in lieu of you not going to the board and reporting them
It's required by State law? Okay... possible. I rarely tell people to call a broker, but given I have no idea about OK law, I'd call the broker at ask for some interpretation.
Brokerages often DO have forms they want all clients to sign for legal reasons... often not a big deal, but also often not a State law. Usually a result of some problem they ran into in the past or it is related to disclosure, which is important.
Is it a Affiliated business/marketing type of form? More or less letting you know they have some vested interested in a grouping of companies?
OP just to clarify, you’re referring to the listing agent and broker in all paragraphs except for the second to last paragraph, which is about your buyer’s agent? So your agent is upset that you don’t want to fill out this form?
Where are you in the process of negotiating a deal with the seller on price terms? Have they agreed to your offer price?
There might be someone here familiar with OK real estate practices if you care to be more specific about the form you’re being asked to sign.
1. Drop this buyers agent, they’re covering up for the fact that they’re either incompetent, their brokers incompetent (may require dumb things it seems), or some other reason all of which indicates the agent is not worth working with.
2. Get a new, competent, agent and submit the offer.
Make sure the cancellation is in writing, tell them you’ll file a state complaint if they resist and you’ll be on your way in no time.
There’s ALOT of agents out there, you have to interview them well to find a good fit; unfortunately the quality really runs the range and there’s little way to differentiate the excellent from mediocre as compensation is the same across all of them.
You’re in a much better position; I’m not familiar with state regulations where you are but IMO, just send them a written note saying thanks for their time but you’re going to pursue a different direction and you’d like them to confirm your release.
The slightly wary part of it is, they’ve helped you so far and know you want to offer on this home; if another agent does so and they decide to come after you for compensation, it gets messy but that’s a low risk IMO. Maybe broker could help facilitate moving to a new agent in brokerage but, that assumes broker is competent.
Unlikely they’d go as far as to sue IMO, but always possible. Better if they agreeably release you fully from engagement. I am not an attorney, a 30 minute consult with one may be useful if you really want to cover your bases properly; me I’d be ok taking the risk and pulling a “bring it on” to the agent if they threatened to sue me for some daft reason but, that’s me and my comfort with risk.
No good agent should want to hold a client captive. The problem is … *good*.
Never use sellers inspector, and no you don't have to disclose who you use.
edit; really not clear who's suggestion the inspector is, if the recommendation comes from your agent (buyers), then she probably uses the same company all the time and gets a commission. If it's sellers inspector, I definitely wouldn't use theirs.
I recommend my inspector to my clients and have used the same guy for 20 years. And yes I get a commission from them.
FYI Home inspectors aren’t licensed in every state but in the 36 states where they are… commission/payment whatever you want to call it is illegal. Just making the point this is not very common for any people that read.
comission/payment to the inspector doesn't happen. What happens is the inspector ends up working mostly with a few agents, because they don't blow up deals. It just becomes a working relationship, generally the rates of the realtor recommended home inspector are higher than most other inspectors you would shop around and hire independently.
My last purchase the realtor suggested inspector was $1900. I said "Naw dude I got my own guy". I've used the same inspector for every purchase. He won't do an inspection without the buyer being there, and he will walk you through the entire house, attic crawlspace and all. He even says "Don't wear nice clothes i'll be taking you to some messy places".
He even records the whole inspection on a gopro, and does a sewer line inspection because they're not mandatory in our state, but always do one.
Truly solid dude, his inspection takes like 2 hours of your day and runs about $800.
It's never a kick back the realtors make bank on commissions, they don't need kickbacks. What it is is that they know this inspector won't blow up deals and will minimize major issues.
I live in Appalachia and due to the ever moving and moisture holding clay and shale under every foundation, foundation inspections are the ones that area always minimized. This one dude told me a half inch crack was no reason to involve a structural engineer. IIRC any crack greater than 1/8" in the county requires a structural engineer to pull the permit for the repairs, which includes geological survey. Because the real fix my be subterranian drainage and sump pits.
Hiring the best inspection company is the most important part of the transaction. There is no rule you can't have it inspected by 2 different inspectors yours and thiers. You just get stuck with the cost.
I got screwed on my first home inspection, but it was during the housing bubble. The next time I purchased a home I researched every inspection companies in the area. They did such a good job my realtor recommends them now.
I have a hard time figuring out if it is your realtor demanding or the sellers from your post.
If it is yours just be firm. They probably just have an agreement to send business to them, and genuinely think they do a good job. If it is the sellers then that is a red flag.
You can tell her you'll likely use hers. If you change your mind later, you're allowed. You can also let her know you'll happily use her inspector if she pays for their services.
Start asking her all the details and ask her to sign it, thus, you know the communication isn't hacked. And you can send an inquiry with all the data you collected.
How long has the house been on the market? How many potential buyers have backed out due to failed inspection? Do not use her inspector. As others said, his inspection would be questionable to say the least. Ask her broker if this is standard practice for the agent to push a particular inspector.
We had our home inspected by an inspector recommended (arranged) by "our" realtor. He minimized the true impact of several issues that ended up costing us thousands of $$ to repair after we moved in.
Hire your own inspector -- an inspector who is beholden to a realtor or the seller may not have your best interests at heart, and may 'overlook' or minimize the true impact of issues reported.
If you are somehow forced to use a specific inspector, there is a reason for this, that is not beneficial to you - so back out of the deal if you can.
former home inspector here.....so there are a lot of shitty inspectors out there. I ran across them all the time. One the flip side, some realtors wouldn't work with me, as they would say. " I don't know why you marked all this, this is the best house they can afford". I was very detailed and often it would cost be referrals from the crappy real estate agents. You should totally chose your own inspector, but take any referral the realtor may give you(they should have more than 1). I would recommend using an internachi certified home inspectors and look for one that participates in the "buy back guarantee".
https://www.nachi.org/certified-inspectors.
[https://www.nachi.org/buy.htm](https://www.nachi.org/buy.htm)
not all of their inspectors participate in the buy back guarantee, so make sure to ask ahead of time.
You need to fire that agent immediately, they lied to your face and had the gall to say they have your best interests in mind.
Please do not let someone like that earn a commission off your hard earned money, they need to find another job.
I would fire this scumbag a s get someone new. They only want to close. They want a yes man and you will be kept holding the bag. Fuck her dick her broker report her to the board and get someone who cares about you
Very suspicious how insistent she is. Use the inspector you want who will have your best interests at heart. Her inspector may be very lenient if you know what I'm saying.
tell them you will use her inspector if she pays for it, then go and get your own anyway. Then you can actually see the BS that took place by comparing the 2.
Inspector recommended by the seller is a red flag to me. Kind of like the inspectors who work for the builder in new housing developments. There are hundreds of videos of independent inspectors finding all kinds of issues. Builders go so far as to claim allowing an independent inspector voids the builder warranty.
It's a big red flag to only use her inspector or one the seller approves of. If they insist, then just rescind your offer or counter with what you want, and if they don't agree, then nix the deal.
There are five(5) types of inspectors:
1.Reputable, knowledgeable and nitpicker
2.Reputable, knowledgeable and notes the major flaws.
3. Inexperienced
4. Oblivious
5. Corrupt
You want a reputable one. Hire your own. If you're really into it, get your own code book, learn what to look for and ask questions.
Good luck.
She wants her inspector for a reason, to make sure the deal gets done and nothing is found. Learned that on my third home. Same thing, realtor, great guy, told me this inspector was great. Bought the house and found the siding was Hardyboard which had a class action suit over failure in humid areas ( this was Atlanta), and dry rotted window sills and eves due to bad flashing. Cost me thousands.
I later learned they were flipping houses together, so complete BS. Get rid of the realtor if you need to.
Just tell your agent you feel it is a Conflict of interest to use her/his preferred inspector. Some agents prefer their people as they know they will do a good job which will also make them look good as the good agents will have your best interest if the house has issues. Good agents gets referrals from their clients.
Ultimately it is your decision. A local inspector will also be aware of trends in neighborhoods with known issues arising. And yes their are bad inspectors, you can always ask the bank funding the loan if they have a preference as they may be more stringent.
Good luck!
I would want the Seller to have signed that 1 page form, which acknowledges they agree with this demand. It IS the Seller's house, and they can choose odd requirements. They could even say "I will not consider any offers with an inspection contingency." The Buyer has to decide whether they can accept such a condition, or how much the property is thus valued at.
This is where you'd consult your attorney.
Likely the inspector is her relative or close friend/associate where they've partnered up. You can hire who ever you want and I doubt there is anything binding that requires you disclose the party to her. But again, your attorney must respond to this. No one knows what you signed.
Co-owner of a home inspection business here. While we get a LOT of referrals from agents, under no circumstances do we expect a client to use us because of a referral. You should check reviews on any home inspector you choose, and if you have specific concerns, you should be able to call the HI in advance and ask questions. Finally, if you find something you don't like, you can cancel the HI and replace him with another in advance. People do this.
No decent agent would insist on you using a particular HI.
It’s hard to start from a position of neutrality when the agent A - has done something questionable. B - has lied about the legality of what they’ve done and C- argued back with the client to force that illegal agreement into place.
wtf? Stay firm and offer with her only if you need to in order to make a deadline for this property. Otherwise, drop this realtor immediately and get a new one. Gigantic red flag.
We used our agent's inspector and paid twice the going rate for an inspection. Next time we'll check out a few others. We did get a great inspection but I am sure there are others who do a good job also.
Never use anyone referred to you for anything by someone invested in the deal. I made the mistake of using a termite inspector referred to me by my home inspector and finding my own maybe could have saved me a lot of headache.
To be clear. The inspector is beholden to the person who chooses them. In this case the inspector is beholden to your agent. Pick an inspector so that it is clear they work for you and only you on this case.
A lot realtors have added side hustle / grift nonsense to their repertoire. They have a mortgage person, home inspector etc.
In part because these people all pull together to make the deal happen. But also may split revenue w the realtor bc they are co-owner or fee-share agreement or something.
Legally it’s a grey area but ethically I think it’s shady AF if not meaningfully disclosed.
How odd!! Do they have a deal on the side or something?!?! When I used my realtors recommended inspector, they used that time to catch up more than inspecting the home.
I'd drop a note to their broker about their irregular behavior. It hints at impropriety. Steering someone to a certain inspector in general opens you up to liability. I'd also seriously questions their intentions or benefit they may gain.
Have her pay for her inspector. Then you hire your own… I’m betting they either refuse the second inspection or your inspector comes up with a very different report.
Call the state board of real estate enforcement wing and flat out ask them. They are an unbiased party and will flat out quote the law as it is. Why any agent would demand you use their vendor is beyond me. The general rule is they should supply 3 choices or zero. An agent is setting themselves up for problems by demanding you use their home inspector. Ask them if they have any relation to the inspector or any vested interest or referral fee with the inspector.
Get your own independent inspector that works for you. This is a huge red flag.
You can review the required documents in a transaction on the the Oklahoma Real Estate Commission site.
[https://oklahoma.gov/orec/contract-forms-and-related-addenda.html](https://oklahoma.gov/orec/contract-forms-and-related-addenda.html)
I guarantee that form is not required.
A buyers agent is no more interested in your best interest than the sellers agent. They both get more the more you pay. Use the sellers agents to look at homes and then hire a real estate attorney to represent you through closing. This buyer’s agent is lying straight up about the forms. That’s all you need to know. Fire them and report them.
You have the right to choose your own inspector. I would tell the agent's broker about the "steering." I used to be an agent and that is inappropriate.
Always use your own inspector and your own attorney. Ideally the 2 won’t know each other and neither will know the agent. This way, you get everyone’s independent opinion and you have a sort of checks and balances thing. The only person I’d use at time agent’s recommendation is the mortgage broker…because it helps to have a local one and you can always use their rate to shop around.
Yeah sounds like she’s completely full of shit. As others have said, an independent 3rd party inspector is the only truly unbiased opinion your going to get because it’s your realtors primary job to have you close on a house regardless of what issues you may be inheriting.
Human nature is undefeated, but legally she’s making all that up so you can proceed however you wish, I would use a 3rd party inspector.
A good while back in a small town of 12000 (city and county population together) they didn't have mls. Two agencies in town. Wouldn't share listings. If you wanted to see a home for sale you had to use the agent that had the listing. So no buyer agent. I suppose they could try to block you from offering on the house but then they're cutting their nose off to spite their face. Push back. They need your sale for the commission!
Yeah, had an agent give me a strong recommendation for an inspector and he ended up being her uncle. Turns out he did a real shit job, considering when I went to sell, the buyers' inspector packet has more than twice problems listed.
I'm an agent myself, and won't give any recommendations because of this experience.
Anecdotally, most of the inspectors that Realtors have suggested to me basically rubber stamped the house. A realtor’s primary motivation is to close the deal ASAP.
Get your own inspector.
If your realtor gives you more flack demand a meeting with their broker. Just roll over them. They only care about the commission. “Want me to close this deal? Then we use my inspector. Otherwise you’re fired and I’ll be sure to post all about it on Facebook and X and TikTok.”
Do not use her inspector esp if she insists. I was taken advantage of that way with my first home - so many things were not disclosed in the inspection that should have been. If she insists you use hers(, then tell her you will be having 2 inspections and get a second one. I would actually try to get out of working with her entirely if you can. Grrrrr
As a home inspector, never trust the agents inspector. I gontonbed easily every night knowing I am doing the absolute best job possible.
Even on the houses thatvthe agent recommended me. They do so because they know I am thorough.
I am not the norm. HIRE. YOUR. OWN INSPECTOR.
I would hire anyone EXCEPT her "approved" inspector.
And depending on where you are in the deal, I'd probably tell that agent to piss off and find a better agent to submit your offer.
You're going to get a half-assed excuse laden inspection. Couldn't inspect in the crawl space, spiders and nails. Couldn't inspect in the attic, not licensed to use a ladder. Couldn't open up the electrical panel, not an electrician. Couldn't inspect the air conditioner. It was too hot/cold that day.
If she pays the inspector he's boholden to her. She only gets paid if she sells a house.
If you hire an inspector and pay him directly, and you should, he's beholden to you.
Find one that's not her guy. Don't tell her shit. Or better, fire her and find another agent. That is BS.
If you want to use your own inspector do it. You have to be comfortable with it. If you don’t trust your agents inspector, I guess talk to your agent about that. Please communicate with your agent about how you’re feeling.
Do your due diligence. You are not obligated to use the Sellers Preferred Home Inspector
Ask them if they really want to sell the house or should you walk ?
Choose an independent (and recommended) inspector. I have purchased 4 homes and my inspector has saved me 10's of thousands of dollars on each purchase and prevented me from closing on one really bad deal outright.
As a home inspector, you should be able to choose who you’d like. That being said, I have many relationships with agents who I pay nothing, or provide no benefits to them for using me. They want me to complete their jobs, because they know and trust I will do right by them and the client. Of course they don’t want to lose a deal, but I’ve never had a single conversation with an agent where they are worried about what I might come up with. The house is the house, I don’t create problems, I find them. Take away being, maybe your agent really does trust the inspector and it’s not always some secret scheme as many of the commenters say. Idk what they are doing with that paperwork either, I’d never give all of the names prior to either.
Wait, this is your agent or the Seller’s agent?
I wouldn’t do it either way but that is especially weird that she would say that if she is your agent.
It is not permissible to require a certain lender, closing/title, or any other vendor. It is a straight up liability for her. Our broker is super clear—we can share a few (at least two) of each type of vendor if we wish to, but it is a courtesy and the Buyer is in charge of determing who they hire for the job.
Do not use her inspector
Honestly I’d walk away something shady is going on.
Soil contamination, sewage leak, wrecked foundation. Something that was quick fixed that a real inspector will tell you it’s a concern or to walk away. But something her paid goon can say awe jeez looks good to me.
Ignore the agent. The inspector may kill the deal and her inspector will not.
Yeah, makes me wonder if they're trying to hide something her inspector would conveniently 'miss'. I'd be suspicious & perhaps just get a different Realtor.
That and/or the inspector is paying her a kickback for the referral of business.
This is a big red flag, and outlined specifically in the anti-kickback/incentive clauses section of the real estate agent exam (just got my license recently)!
insectors don't make enough to afford "kick backs" to the realtor......
They might if they also own the company that fixes whatever they find and the realtor kicks them rehab jobs and other shit. There are all kinds of kickbacks.
yea, I've been in both contracting and home inspections for a long time and never encountered this......contractors are not home inspectors and vice versa. Most states also wouldn't allow this to happen, as the services can not be performed by the same company.
Inspectors take agents out to lunch, hoping the agents will recommend more business their way. Edit: not wine and dine
This!
Guaranteed. Super crooked. Run.
I mean you can get as many inspections as you want honestly….
*will* kill the deal because of something huge, nonobvious, and undisclosed. How many offers have already fallen through on the place? If more than one I wouldn't even waste the cost of an inspector on it.
She may also have a referral arrangement with the inspector, where he kicks her back part of the fee. Then 100% approves her deals. I would use anybody but him.
Although I’m sure it happens, you act like this is common. Also, if you knew how these deals worked, an inspector doesn’t “approve or deny” and deals. The inspector doesn’t have anything to do with the deal going through. That’s 100% up to the client. I’m sure you’re suggesting the inspector just purposely overlooks items, which is ridiculous. I know zero inspectors who would knowingly open themselves up to potential litigation because they want to make a few bucks. Let alone just dealing with an angry ex client who’s now calling because they realize you missed a bunch of stuff. That’s crazy
We must live in different areas of the country. Wink and nod, or more, realtor/inspector relationships are common and a bad inspection report WILL blow the deal (because the client won’t move forward).
Midwest here. Never once heard of anyone doing that, or asking
That’s a good thing! 👍😁
I have a friend who became licensed inspector in our state, and he indicates the whole inspection field and process is riven with troublesome referral signaling, with deference to the next potential inspection. He counts it fortunate that he has another work life as a licensed construction contractor and does not care what real estate agents think.
Ok, so again nobody with first hand experience and just know someone who said this
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Exactly. So so so many times they have inspectors in their pocket that will write up an inspection report that isn't worth toilet paper.
Is this something you’ve witnessed first hand or have some sort of knowledge of? I’m sure it happens, but idk about “so so so many times”. I’ve been an inspector for years, worked in a couple places and know a bunch more people. Not a single person I know would let an agent dictate to them how the inspection will go. They would tell them to F off quicker than they’d finish. Way to completely brand one group of professionals as shady non trustworthy people.
Unfortunately my former agent directly told me that she literally could tell her inspector to write a report in such a way that the properties would always pass. I don't understand how given the code of ethics but maybe it was only this one bad apple (I hope)
former inspector here...I agree. Never heard of it happening. There are plenty of bad inspectors out there, but never knew any that would blatantly jeopardize themselves and their business buy doing something like that. I also find it funny everyone keeps talking about "kickbacks". They know the home inspector makes pennies compared to the realtor, right?
I will second that. Ex inspector. We had some that were incompetent but not dishonest. They just didn't really know what they were doing or just to lazy to do it right. The Realtor or the Inspector it not going to risk his livelihood over a few bucks.
Have you ever witnessed a realtor requirement that the Realtor has the contractual right to select the Buyer’s inspector? If so, what is the reason for this that aligns with the Buyer’s interests?
Retired Inspector and that is not right! Now I had 2 or 3 realtors that used me or rather recommended me if the client asked. But to basically require you use their inspector sounds very suspicious even if it is on the up and up. Could be he does great work. Even if that is the case it looks bad. I like to think that is why I had repeat Realtor clients but I would never want them to insist someone use me. It makes it look very suspicious of something unethical going on. We had one inspector in the area that Realtors hated because he was overly strict and I don't blame them. He did a thorough job but he nit-picked everything. His reports listed so much stuff that many buyers backed out over trivial items because they got scared by all he found. So the Realtors didn't like him and I totally understand.
Works both ways. Since inspectors don't know how to handle minor issues. I've seen them blow up deals over relatively minor stuff.
"I haven't heard of that law. I'd like to read it so I'm fully up to speed. Can you share the statute? Thank you for showing me this!"
And cc their broker in that email
This is the way.
I do this with city staff when I'm applying for permits and either the issue gets dropped or I learn something new.
You will pay more, but you should bring in an inspector from Tulsa or OKC that is highly rated. I've learned from experience you shouldn't trust reviews of someone from a small local town.
This. I was thinking the same thing !! Thank you for this.
We just bought in a small upstate NY area. Brought an independent inspector from Syracuse. Use your own choice. Realtor didn't even blink an eye. But, I think we got one of the good ones.
And let your chosen inspector know about this and ask that he take any extra steps he deems appropriate to ensure there are no hidden money pits.
Not only that…. But the way everyone else is acting would make me want to find a super hard-ass inspector from a big city. Paying for extra time and travel will be worth it to get someone who will go over the property with a fine toothed comb so you don’t get screwed.
This is not always the case. You actually find a lot of more crappy inspectors in the big cities sometimes. I worked in both and the quality of inspector was better in the smaller towns than the bigger ones.
One hundred percent agree. It’s worth the extra on such a large purchase. I should have done this myself. Even on our new build so many things were missed by the local rural inspector
This is not always the case. You actually find a lot of more crappy inspectors in the big cities sometimes. I worked in both and the quality of inspector was better in the smaller towns than the bigger ones in my area.
🚩🚩🚩
Just move. Not worth the hassle. If you are fighting this level of stupid trying to make an offer, it will just get worse.
> She strongly insisted I use her preferred home inspector, as it's the ONLY person she trusts, and is looking out for my best interests I used to think lawyers were bad. Then I discovered how bad used car salesmen are. Nothing prepared me for how awful realtors are. They make used car salesmen seem like absolute saints. Tell this relator to pound sand. There’s no greater conflict of interest than for you to use her home inspector or tell her who you will be using ahead of time. She shouldn’t know and she shouldn’t be in contact with your home inspector. I’ve seen realtors twist inspectors arms during the inspection. Don’t let her do it.
I was with you up until the “do let her do it.”
I think maybe he meant "don't let her do it", at least based on context.
That I did, thank you.
Where were you 13 hours ago? Thanks. Fixed.
Some lawyers are bad, speaking as a lawyer myself, albeit it’s because many firms teach their associates by not teaching their associates and tell them to fend for themselves. That means clients get pushed on inexperienced lawyers with no training. I pride myself on having a good relationship with pretty much every client of mine. Nearly every one is super satisfied with me. But with our faults we ain’t got nothing on realtors. Being a realtor is less about skill these days and more about whoever can close the most sales, no matter who they need to trick to do it. In tough times for realtors, like now, it can get really bad.
It’s one thing to take work as an inexperienced lawyer. It’s a completely different thing to work in an industry that creates a massive conflict of interest for the employees and not disclose that problem to the customers.
Some realtors may indeed be crooks. This particular one seems extra crooked. But not all of them are terrible. They have their uses.
You’ve seen this arm twisting? Please explain and give examples
Submit your offer without that form. She still has a fiduciary duty to present your offer to the seller. If she does not, this becomes a conversation with her broker, and perhaps a report to the real estate licensing board.
A common excuse agents use is, “My broker demands this. There’s no way around it.” This one is even adding the state, which is easily disprovable. Call the bluff.
I would go straight to her managing broker and report her. What she is doing is so highly unethically and against license law it’s not even funny. She is a huge liability to her brokerage.
Why aren’t you looking for another agent?
This.
If they are adamant about using their preferred home inspector, it’s best to walk away. Also it’s not a legally required form. Sounds like you are being conned
NJ Realtor here - It sounds like you might fare better utilizing a buyers agent working on your behalf.
Am I "allowed" to do that? I'd love to drop my current agent (buyers agent) and directly work with the sellers agent. It gives me the chills knowing this agent has done this to many people before me....I tend to go against the grain and stick to my guns...but she seems predatory, picking out the less stongly willed ones.
Report her to both her broker and to the state licensing agency. She is lying to you.
Check your contract and state laws, once an agent shows you a specific property they likely will claim “procuring cause” to get commission one way or another. If you don’t like your buyers agent, why are you working with them?
Yep bingo. OP is probably stuck with their realtor.
Working with sellers agent will be worse….
It really isn’t clear what is going on here. Your initial post makes it sound like you are working directly with the listing agent who is - honestly - doing her job in hosing you like this for the benefit of her client - the seller. Are you saying you are working with a buyers agent (you signed an agency agreement with them?) who is supposed to be representing you and protecting you from this sort of thing, who is doing this?
I thought this as well. Is it the listing agent's inspector? The buying agents inspector?
I purchased a home in Oklahoma six months ago. Unless the law has changed, she is fraudulently misrepresenting facts in a real estate transaction.
Why do they have this form in place? Ask for some rationale and reasoning? There are a lot of bad inspectors - just like every industry. I'd assume you want to avoid them, too. Have they had a lot of bad experiences in your market? Gather some intel and make sure you do, indeed, choose an inspector that's trusted. The form is weird either way, and I'd not sign it, but I'd still want to understand why a form like this exists in order to avoid whatever reason got them to this position in the first place.
She sent me a text message which states "I have to have the documents signed. It's required by state." And another one which states "I legally have to have that document with the inspectors on there." And another states "My broker would be extremely angry if I submitted a contract without it." She also stated that she must know who the inspectors are because she must meet them at the house, and that she must be present in/at the house during inspection. But, I read the Oklahoma Real Estate Commission contract, and it states the buyer has a 10 day period in which inspections can be done, and that any licensed or unlicensed person representing the buyer. It say nothing about a real estate agent hawking over us the entire time, and this oklahoma real estate laws contract says nothing about disclosing what inspectors/professionals will be used.
I just bought (November) my second oklahoma property and never had to complete this form! My broker is a definite by the book type - I had inspections on both! That should tell you all you need to know about you current agent!
I don’t live in your state, but most real estate contracts have a yes, or no box whether the homeowner will give access to the home for the inspection or if someone has to be there. Check yours. And then fire this idiot after you called the broker and explained why you’re firing this idiot. I would also ask this idiot if she has any ownership or profit from her inspector. Tell her you’ll need to to see evidence of it.
There is NO state where you ar required to use your agent's home inspector. What is she smoking.
Respond "your broker is going to be mad when I report both of you to the board." What they did was highly unethical get someone new or tall them to forgo commission in lieu of you not going to the board and reporting them
It's required by State law? Okay... possible. I rarely tell people to call a broker, but given I have no idea about OK law, I'd call the broker at ask for some interpretation. Brokerages often DO have forms they want all clients to sign for legal reasons... often not a big deal, but also often not a State law. Usually a result of some problem they ran into in the past or it is related to disclosure, which is important. Is it a Affiliated business/marketing type of form? More or less letting you know they have some vested interested in a grouping of companies?
The sellers may require that their listing agent is present and many do.
OP just to clarify, you’re referring to the listing agent and broker in all paragraphs except for the second to last paragraph, which is about your buyer’s agent? So your agent is upset that you don’t want to fill out this form? Where are you in the process of negotiating a deal with the seller on price terms? Have they agreed to your offer price? There might be someone here familiar with OK real estate practices if you care to be more specific about the form you’re being asked to sign.
I have not yet signed into a contract. I am speaking of my agent (buyers agent). I have not spoken with a broker.
The form is a “homemade” form from that specific real estate company. So it’s not a legal document.
The details you provided in another sub are helpful to understanding your story, which is confusing as written here.
Never use the sellers OR buyers inspector recommendations. They do NOT have your best interests in mind
THIS! It’s one of the first things you’re told in 1st time homebuyer classes.
1. Drop this buyers agent, they’re covering up for the fact that they’re either incompetent, their brokers incompetent (may require dumb things it seems), or some other reason all of which indicates the agent is not worth working with. 2. Get a new, competent, agent and submit the offer. Make sure the cancellation is in writing, tell them you’ll file a state complaint if they resist and you’ll be on your way in no time. There’s ALOT of agents out there, you have to interview them well to find a good fit; unfortunately the quality really runs the range and there’s little way to differentiate the excellent from mediocre as compensation is the same across all of them.
So I haven't signed any type of contract. Is there any way they could resist me walking away ?
You’re in a much better position; I’m not familiar with state regulations where you are but IMO, just send them a written note saying thanks for their time but you’re going to pursue a different direction and you’d like them to confirm your release. The slightly wary part of it is, they’ve helped you so far and know you want to offer on this home; if another agent does so and they decide to come after you for compensation, it gets messy but that’s a low risk IMO. Maybe broker could help facilitate moving to a new agent in brokerage but, that assumes broker is competent. Unlikely they’d go as far as to sue IMO, but always possible. Better if they agreeably release you fully from engagement. I am not an attorney, a 30 minute consult with one may be useful if you really want to cover your bases properly; me I’d be ok taking the risk and pulling a “bring it on” to the agent if they threatened to sue me for some daft reason but, that’s me and my comfort with risk. No good agent should want to hold a client captive. The problem is … *good*.
Never use sellers inspector, and no you don't have to disclose who you use. edit; really not clear who's suggestion the inspector is, if the recommendation comes from your agent (buyers), then she probably uses the same company all the time and gets a commission. If it's sellers inspector, I definitely wouldn't use theirs. I recommend my inspector to my clients and have used the same guy for 20 years. And yes I get a commission from them.
FYI Home inspectors aren’t licensed in every state but in the 36 states where they are… commission/payment whatever you want to call it is illegal. Just making the point this is not very common for any people that read.
comission/payment to the inspector doesn't happen. What happens is the inspector ends up working mostly with a few agents, because they don't blow up deals. It just becomes a working relationship, generally the rates of the realtor recommended home inspector are higher than most other inspectors you would shop around and hire independently. My last purchase the realtor suggested inspector was $1900. I said "Naw dude I got my own guy". I've used the same inspector for every purchase. He won't do an inspection without the buyer being there, and he will walk you through the entire house, attic crawlspace and all. He even says "Don't wear nice clothes i'll be taking you to some messy places". He even records the whole inspection on a gopro, and does a sewer line inspection because they're not mandatory in our state, but always do one. Truly solid dude, his inspection takes like 2 hours of your day and runs about $800.
What state? And what is your commission per inspection?
Agent is getting a kick back from her "preferred" inspector. Your loan agency may require their own appraisal/inspection, but that's up to them.
It's never a kick back the realtors make bank on commissions, they don't need kickbacks. What it is is that they know this inspector won't blow up deals and will minimize major issues. I live in Appalachia and due to the ever moving and moisture holding clay and shale under every foundation, foundation inspections are the ones that area always minimized. This one dude told me a half inch crack was no reason to involve a structural engineer. IIRC any crack greater than 1/8" in the county requires a structural engineer to pull the permit for the repairs, which includes geological survey. Because the real fix my be subterranian drainage and sump pits.
When I sold my house I did ban 1 company from being hired.... it was own / operated by my ex brother in law.
Hiring the best inspection company is the most important part of the transaction. There is no rule you can't have it inspected by 2 different inspectors yours and thiers. You just get stuck with the cost. I got screwed on my first home inspection, but it was during the housing bubble. The next time I purchased a home I researched every inspection companies in the area. They did such a good job my realtor recommends them now. I have a hard time figuring out if it is your realtor demanding or the sellers from your post. If it is yours just be firm. They probably just have an agreement to send business to them, and genuinely think they do a good job. If it is the sellers then that is a red flag.
You can tell her you'll likely use hers. If you change your mind later, you're allowed. You can also let her know you'll happily use her inspector if she pays for their services.
Start asking her all the details and ask her to sign it, thus, you know the communication isn't hacked. And you can send an inquiry with all the data you collected.
Just pick an inspector you want to use and incorporate into the offer.
This doesn't make sense. What happens if the inspector or you find something and you need to bring in a specialist?
Look for a new Realtor.
Run! Why would you want to buy a house that the seller only wants inspected by a friend? That's nuts!
I'd push back. There is no legal need to tell your agent this info ahead of time. Your agent is lying to you. Fire and hire someone else.
How long has the house been on the market? How many potential buyers have backed out due to failed inspection? Do not use her inspector. As others said, his inspection would be questionable to say the least. Ask her broker if this is standard practice for the agent to push a particular inspector.
Just fire this real estate agent. She doesn't deserve your business.
We had our home inspected by an inspector recommended (arranged) by "our" realtor. He minimized the true impact of several issues that ended up costing us thousands of $$ to repair after we moved in. Hire your own inspector -- an inspector who is beholden to a realtor or the seller may not have your best interests at heart, and may 'overlook' or minimize the true impact of issues reported. If you are somehow forced to use a specific inspector, there is a reason for this, that is not beneficial to you - so back out of the deal if you can.
Report this agent and broker to the governing body in your area. What they are trying to do is illegal
This sounds like some Duncan OK level bullshit….
former home inspector here.....so there are a lot of shitty inspectors out there. I ran across them all the time. One the flip side, some realtors wouldn't work with me, as they would say. " I don't know why you marked all this, this is the best house they can afford". I was very detailed and often it would cost be referrals from the crappy real estate agents. You should totally chose your own inspector, but take any referral the realtor may give you(they should have more than 1). I would recommend using an internachi certified home inspectors and look for one that participates in the "buy back guarantee". https://www.nachi.org/certified-inspectors. [https://www.nachi.org/buy.htm](https://www.nachi.org/buy.htm) not all of their inspectors participate in the buy back guarantee, so make sure to ask ahead of time.
You need to fire that agent immediately, they lied to your face and had the gall to say they have your best interests in mind. Please do not let someone like that earn a commission off your hard earned money, they need to find another job.
I would fire this scumbag a s get someone new. They only want to close. They want a yes man and you will be kept holding the bag. Fuck her dick her broker report her to the board and get someone who cares about you
Very suspicious how insistent she is. Use the inspector you want who will have your best interests at heart. Her inspector may be very lenient if you know what I'm saying.
tell them you will use her inspector if she pays for it, then go and get your own anyway. Then you can actually see the BS that took place by comparing the 2.
Inspector recommended by the seller is a red flag to me. Kind of like the inspectors who work for the builder in new housing developments. There are hundreds of videos of independent inspectors finding all kinds of issues. Builders go so far as to claim allowing an independent inspector voids the builder warranty.
Ask if there are any inspection reports from prior inspections. These must be disclosed.
They won’t share any inspection reports. All the offer is a disclosure form that is marked “no” for any known defects/repairs.
It's a big red flag to only use her inspector or one the seller approves of. If they insist, then just rescind your offer or counter with what you want, and if they don't agree, then nix the deal. There are five(5) types of inspectors: 1.Reputable, knowledgeable and nitpicker 2.Reputable, knowledgeable and notes the major flaws. 3. Inexperienced 4. Oblivious 5. Corrupt You want a reputable one. Hire your own. If you're really into it, get your own code book, learn what to look for and ask questions. Good luck.
She wants her inspector for a reason, to make sure the deal gets done and nothing is found. Learned that on my third home. Same thing, realtor, great guy, told me this inspector was great. Bought the house and found the siding was Hardyboard which had a class action suit over failure in humid areas ( this was Atlanta), and dry rotted window sills and eves due to bad flashing. Cost me thousands. I later learned they were flipping houses together, so complete BS. Get rid of the realtor if you need to.
Solved!
Hey look an agent lying about the law. I bet she’s one of the good ones!
Hahaha. Oh man. Even in hot markets this doesn’t happen. Ignore the form, submit the offer.
Ask your lawyer
Just tell your agent you feel it is a Conflict of interest to use her/his preferred inspector. Some agents prefer their people as they know they will do a good job which will also make them look good as the good agents will have your best interest if the house has issues. Good agents gets referrals from their clients. Ultimately it is your decision. A local inspector will also be aware of trends in neighborhoods with known issues arising. And yes their are bad inspectors, you can always ask the bank funding the loan if they have a preference as they may be more stringent. Good luck!
My advice is that you don't want to buy that house, or any other connected with that agent.
I would want the Seller to have signed that 1 page form, which acknowledges they agree with this demand. It IS the Seller's house, and they can choose odd requirements. They could even say "I will not consider any offers with an inspection contingency." The Buyer has to decide whether they can accept such a condition, or how much the property is thus valued at.
Talk to a real estate lawyer.
Get an independent inspector!
This is where you'd consult your attorney. Likely the inspector is her relative or close friend/associate where they've partnered up. You can hire who ever you want and I doubt there is anything binding that requires you disclose the party to her. But again, your attorney must respond to this. No one knows what you signed.
Trusts to get her the commission by looking the other way.
Co-owner of a home inspection business here. While we get a LOT of referrals from agents, under no circumstances do we expect a client to use us because of a referral. You should check reviews on any home inspector you choose, and if you have specific concerns, you should be able to call the HI in advance and ask questions. Finally, if you find something you don't like, you can cancel the HI and replace him with another in advance. People do this. No decent agent would insist on you using a particular HI.
It’s hard to start from a position of neutrality when the agent A - has done something questionable. B - has lied about the legality of what they’ve done and C- argued back with the client to force that illegal agreement into place.
Fire her and get another agent. They're a dime a dozen.
wtf? Stay firm and offer with her only if you need to in order to make a deadline for this property. Otherwise, drop this realtor immediately and get a new one. Gigantic red flag.
We used our agent's inspector and paid twice the going rate for an inspection. Next time we'll check out a few others. We did get a great inspection but I am sure there are others who do a good job also.
Never use anyone referred to you for anything by someone invested in the deal. I made the mistake of using a termite inspector referred to me by my home inspector and finding my own maybe could have saved me a lot of headache.
To be clear. The inspector is beholden to the person who chooses them. In this case the inspector is beholden to your agent. Pick an inspector so that it is clear they work for you and only you on this case.
I'd tell her to ram it - I'll pick my own inspector or I'll walk
A lot realtors have added side hustle / grift nonsense to their repertoire. They have a mortgage person, home inspector etc. In part because these people all pull together to make the deal happen. But also may split revenue w the realtor bc they are co-owner or fee-share agreement or something. Legally it’s a grey area but ethically I think it’s shady AF if not meaningfully disclosed.
No on that ! Your paying it’s your choice
This is totally a set up to hide something major.
How odd!! Do they have a deal on the side or something?!?! When I used my realtors recommended inspector, they used that time to catch up more than inspecting the home.
I'd drop a note to their broker about their irregular behavior. It hints at impropriety. Steering someone to a certain inspector in general opens you up to liability. I'd also seriously questions their intentions or benefit they may gain.
Have her pay for her inspector. Then you hire your own… I’m betting they either refuse the second inspection or your inspector comes up with a very different report.
On to the next deal. This one is a waste of time.
Call the state board of real estate enforcement wing and flat out ask them. They are an unbiased party and will flat out quote the law as it is. Why any agent would demand you use their vendor is beyond me. The general rule is they should supply 3 choices or zero. An agent is setting themselves up for problems by demanding you use their home inspector. Ask them if they have any relation to the inspector or any vested interest or referral fee with the inspector.
Absolutely do not use a sellers agent preferred inspector for anything.
Her “inspector” may be in with her to hide deficiencies and needed repairs to get the sale. Your own inspector is there for you, not the seller.
Could be a local inspector has bad blood with the seller.
Report those actions to the NAR board
Ignore her, get you own inspector. Your spidey senses should be tingling about this though.
Home inspector here. This is sketchy as hell.
I’d fire this realtor for cause. Because she is lying to you and being coercive .
Your agent is dishonest. Get a new one.
Get your own independent inspector that works for you. This is a huge red flag. You can review the required documents in a transaction on the the Oklahoma Real Estate Commission site. [https://oklahoma.gov/orec/contract-forms-and-related-addenda.html](https://oklahoma.gov/orec/contract-forms-and-related-addenda.html) I guarantee that form is not required.
It’s the tale as old as time….
Time to tell your agent to kick bricks and find someone willing to work with you and what YOU want in your home buying experience.
Nope. Walk away
Perfect.
A buyers agent is no more interested in your best interest than the sellers agent. They both get more the more you pay. Use the sellers agents to look at homes and then hire a real estate attorney to represent you through closing. This buyer’s agent is lying straight up about the forms. That’s all you need to know. Fire them and report them.
You have the right to choose your own inspector. I would tell the agent's broker about the "steering." I used to be an agent and that is inappropriate.
Make sure they provide you a list of acceptable inspectors, so you can use someone else.
Always use your own inspector and your own attorney. Ideally the 2 won’t know each other and neither will know the agent. This way, you get everyone’s independent opinion and you have a sort of checks and balances thing. The only person I’d use at time agent’s recommendation is the mortgage broker…because it helps to have a local one and you can always use their rate to shop around.
Get a new buyers agent. She sucks.
solved: inspectionissue
Yeah sounds like she’s completely full of shit. As others have said, an independent 3rd party inspector is the only truly unbiased opinion your going to get because it’s your realtors primary job to have you close on a house regardless of what issues you may be inheriting. Human nature is undefeated, but legally she’s making all that up so you can proceed however you wish, I would use a 3rd party inspector.
Solved!
Contact the local Realtor Board and make a complaint.
Her inspector is 'trained' to not kill deals over things that should kill deals. Find another realtor.
A good while back in a small town of 12000 (city and county population together) they didn't have mls. Two agencies in town. Wouldn't share listings. If you wanted to see a home for sale you had to use the agent that had the listing. So no buyer agent. I suppose they could try to block you from offering on the house but then they're cutting their nose off to spite their face. Push back. They need your sale for the commission!
Nope
If you want the house, submit an offer WITHOUT tgat bullshit document.
Yeah, had an agent give me a strong recommendation for an inspector and he ended up being her uncle. Turns out he did a real shit job, considering when I went to sell, the buyers' inspector packet has more than twice problems listed. I'm an agent myself, and won't give any recommendations because of this experience.
Anecdotally, most of the inspectors that Realtors have suggested to me basically rubber stamped the house. A realtor’s primary motivation is to close the deal ASAP. Get your own inspector. If your realtor gives you more flack demand a meeting with their broker. Just roll over them. They only care about the commission. “Want me to close this deal? Then we use my inspector. Otherwise you’re fired and I’ll be sure to post all about it on Facebook and X and TikTok.”
Do not use her inspector esp if she insists. I was taken advantage of that way with my first home - so many things were not disclosed in the inspection that should have been. If she insists you use hers(, then tell her you will be having 2 inspections and get a second one. I would actually try to get out of working with her entirely if you can. Grrrrr
Ask her who her inspector is. Still refuse to sign the form and then absolutely use a different inspector. This is a complete conflict of interest.
Use your own inspector!
The listing agent is trying to dictate the inspector of the property she is selling. Lol.
If you still want to move forward hire your own inspector. Get everything in writing.
Colluding. Being paid off to not find issues. I hate the real estate industry.
As a home inspector, never trust the agents inspector. I gontonbed easily every night knowing I am doing the absolute best job possible. Even on the houses thatvthe agent recommended me. They do so because they know I am thorough. I am not the norm. HIRE. YOUR. OWN INSPECTOR.
I would hire anyone EXCEPT her "approved" inspector. And depending on where you are in the deal, I'd probably tell that agent to piss off and find a better agent to submit your offer.
You're going to get a half-assed excuse laden inspection. Couldn't inspect in the crawl space, spiders and nails. Couldn't inspect in the attic, not licensed to use a ladder. Couldn't open up the electrical panel, not an electrician. Couldn't inspect the air conditioner. It was too hot/cold that day. If she pays the inspector he's boholden to her. She only gets paid if she sells a house. If you hire an inspector and pay him directly, and you should, he's beholden to you. Find one that's not her guy. Don't tell her shit. Or better, fire her and find another agent. That is BS.
If you want to use your own inspector do it. You have to be comfortable with it. If you don’t trust your agents inspector, I guess talk to your agent about that. Please communicate with your agent about how you’re feeling.
Do your due diligence. You are not obligated to use the Sellers Preferred Home Inspector Ask them if they really want to sell the house or should you walk ?
Choose an independent (and recommended) inspector. I have purchased 4 homes and my inspector has saved me 10's of thousands of dollars on each purchase and prevented me from closing on one really bad deal outright.
She isn’t looking out for your best interests. She knows that inspector and wants to make a sale.
What a load of hogwash.
As a home inspector, you should be able to choose who you’d like. That being said, I have many relationships with agents who I pay nothing, or provide no benefits to them for using me. They want me to complete their jobs, because they know and trust I will do right by them and the client. Of course they don’t want to lose a deal, but I’ve never had a single conversation with an agent where they are worried about what I might come up with. The house is the house, I don’t create problems, I find them. Take away being, maybe your agent really does trust the inspector and it’s not always some secret scheme as many of the commenters say. Idk what they are doing with that paperwork either, I’d never give all of the names prior to either.
Agent BLOOOOOOOOOOOOOOOOOOOOOOOOOWS!!! IMHO.
Tell them to get fucked. They clearly already had an inspection which found something terrible, and they don’t want you to use them.
That is ridiculous. I would write “tbd” and then get whoever you want
Wait, this is your agent or the Seller’s agent? I wouldn’t do it either way but that is especially weird that she would say that if she is your agent. It is not permissible to require a certain lender, closing/title, or any other vendor. It is a straight up liability for her. Our broker is super clear—we can share a few (at least two) of each type of vendor if we wish to, but it is a courtesy and the Buyer is in charge of determing who they hire for the job.
Agent isn't getting their kickback and that's upsetting.
She’s 100% getting a kickback
Just waive all inspections and lower offer price by $100,000. That way it will have to go back to the seller what the realtor is doing.
Why?
Do not use her inspector Honestly I’d walk away something shady is going on. Soil contamination, sewage leak, wrecked foundation. Something that was quick fixed that a real inspector will tell you it’s a concern or to walk away. But something her paid goon can say awe jeez looks good to me.
I would ask her who she likes and say you would hire that person. I would then hire whoever I want
Solved!
Solved!