The Tension Between Home Inspectors and Realtors: Why It Matters to the Homebuyer
There’s a well-known (and often unspoken) conflict that’s been simmering in the real estate world for decades: the uneasy relationship between home inspectors and realtors. Sure, this doesn’t apply to every single home inspector/realtor dynamic, but if you’ve been around long enough, you know it’s more common than it should be.
In fact, I recently received an email from a homebuyer that really made me stop and think about this age-old tension. Kim, a retired detective and one of my clients, sent me this message just 24 hours after I completed an inspection for him:
“Hi Ian, I ran into a friend of mine that does some real estate. I asked if he knew about you. To my surprise, he said yes and that you’ve caused him to lose three sales! I think that is hilarious! You are the most diligent inspector I’ve ever known of! I understand why someone may back out of a purchase, but my God, if you don’t find or state an issue, your backside is on the line! I guess you’re just too good!!! LOL. If you ever need a reference, let me know! Also, the seller of the house on XXXXXX lowered the price by $15,000 today per our request!
Thanks for your honest and very complete inspection!
Kim XXXXXX”
On the surface, Kim’s email seems like a compliment—but underneath, it highlights a major issue in real estate today: the conflict between realtors and home inspectors. And frankly, this friction isn’t helping anyone—especially the homebuyer and seller.
The Root of the Problem
So, what’s the real issue here? In simple terms, the relationship between realtors and home inspectors is often set up in a way that isn’t necessarily in the best interest of the homebuyer. Here’s why:
Take a moment to think about how each professional gets paid. Most realtors only earn a commission if they close the sale—that’s it. If the home transfer doesn’t happen, they get nothing. The stakes for them are incredibly high, and that puts a lot of pressure on ensuring that the deal goes through.
In contrast, home inspectors get paid regardless of whether the deal goes through or not. Our payment is due when we complete the inspection—not after the transaction is finalized. This creates a very different dynamic between the two roles, and it’s easy to see why conflict can arise. If the inspection uncovers major issues, it can put the deal in jeopardy, and that’s something a realtor might want to avoid if they’re solely focused on closing the sale.
How It Impacts the Home Buyer
As a home inspector, my fiduciary responsibility is to my client. That’s typically the homebuyer in most home inspection transactions. Whether in a licensed state or not, my job is to accurately assess the condition of the home and communicate my findings clearly.
That’s not always easy—no inspector is perfect. But we strive to do the best job we can, knowing that our findings could make or break a sale. If we miss something important, it could cost the homebuyer a lot of money down the road.
Unfortunately, this is where things get messy. A thorough, honest inspection can often be seen as an obstacle by realtors. In my experience—and based on conversations I’ve had with other inspectors across the country—realtors who truly prioritize their client’s best interests are in the minority. Many see inspectors as hurdles, as if we’re somehow getting in the way of the sale.
The Shift in Realtor-Inspector Relationships
In the past, when I held a real estate broker’s license, it was normal for a realtor to attend the inspection and be present during the wrap-up. The inspector would explain the findings to both the homebuyer and the realtor, creating a direct line of communication. This allowed realtors to immediately address concerns, interpret what the homebuyer was hearing, and guide the client through the next steps.
But the new norm is different. Many realtors no longer attend inspections or even make an effort to communicate with the inspector. They simply receive the report and try to make sense of it on their own. It’s often framed as a liability issue—but frankly, that’s a cop-out.
How can a realtor represent their client’s best interests without having a direct conversation with the inspector? How can they understand what’s truly important about the condition of the home without hearing it firsthand from the person that inspected the home? Without this direct line of communication, a realtor can easily misinterpret the significance of the findings, and that’s when things get really tricky.
The Best Realtors Do It Differently
The best realtors don’t just pass off the inspection process to the inspector and move to the sideline. They engage. They attend inspections when possible, or at the very least, they’re in close contact with the inspector afterward to get the full picture. They understand how to interpret the inspection report, and they know how to use it as a negotiation tool for their client. The difference between a great realtor that engages with the home inspector and a realtor that doesn’t can end up costing you the home you want, and thousands of dollars in negotiated savings.
Great realtors don’t just want to close the deal—they want to make sure their clients are making an informed decision. When a client has concerns about the home’s condition, the realtor should be there to guide them through the negotiation process and make sure they aren’t overpaying for something that isn’t as good as it seemed.
Buyers: What Should You Know?
Now, as a homebuyer, should you trust an inspector recommended by your realtor, or what about the home inspector that wasn’t recommended? Maybe. But do your own due diligence. A realtor’s recommendation can be a helpful starting point, but it’s essential to make sure you’re working with a qualified, experienced inspector who will give you an honest, thorough assessment. A quick Google search or a little bit of research can tell you a lot about an inspector’s reputation.
In the end, the goal for everyone involved—home inspectors, realtors, and especially homebuyers—should be to make sure the home purchase is based on solid information. A great realtor and a great inspector working together as a team can help ensure that everyone’s interests are protected.
Final Thoughts
The tension between realtors and home inspectors isn’t going away anytime soon, but it doesn’t have to be a roadblock. By fostering better communication and a deeper understanding of each other’s roles, we can all work together for the benefit of the client. At the end of the day, it’s the homebuyer who should come first—and that should be the primary focus of both inspectors and buy-side realtors alike.
