Should You Attend Your Home Inspection? (And Should the Seller?)

One of the most common questions I get when booking an inspection is, “Do I need to be there?” Sellers ask the opposite question: “Do I need to leave?” Both are good questions, and the answers can shape how much value you get from inspection day.

As an InterNACHI Certified Professional Inspector (CPI) and the owner of Sherlock Homes Inspection Co, LLC, I’ve performed more than 1,000 inspections across the greater Atlanta area. Here’s my advice on who should be there, when to show up, and how to make the most of it.

Should Buyers Attend? Yes, If You Can

You’re not required to attend, and you’ll still receive a complete written report either way. But I strongly recommend being there, at least for part of it. Here’s why:

• You see problems in context. A photo of a stained ceiling in a report is one thing. Seeing the stain, the roof above it, and the source of the leak together tells a much clearer story.
• You can ask questions in real time. How serious is this? Is it a quick fix or a big project? What would you do?
• You learn your new home. Where’s the main water shut-off? Which breaker controls what? How do you change the HVAC filter? Many clients tell me this education is as valuable as the report.
• You separate real concerns from noise. A report may list dozens of items. Hearing the inspector explain which ones matter most helps you avoid panic over minor findings.

When to Show Up

A typical inspection takes 2 to 4 hours, depending on the home’s size, age, and condition. You don’t need to follow me into the crawlspace for every minute.

For many buyers, the best approach is to arrive for the final 30 to 45 minutes. That’s when I walk you through the home and review the significant findings while everything is fresh. If you want to be there for the whole inspection, you’re welcome. Just let me know ahead of time.

At Sherlock Homes Inspection Co, I deliver the report before I leave the property, so we can review it together on site.

Can’t Make It?

If you’re relocating or can’t get away from work, that’s okay. Your agent can attend, and I’m happy to schedule a phone or video call to walk you through the report afterward. Don’t skip that conversation. It’s where a lot of the value is.

Who Else Should Come?

• Your real estate agent. Your agent’s presence helps them understand the findings and prepare a stronger repair request.
• A partner or co-buyer. Anyone who will share the decision should hear the findings firsthand.
• Keep the group small. Parents, friends, and contractors all mean well, but large groups create distractions. Leave young children and pets at home for safety.

Should Sellers Be Home During the Inspection?

In most cases, no. Sellers are usually advised to leave for the duration of the inspection, and for good reason:

• Buyers need to speak freely. Buyers ask blunt questions and talk through whether issues are deal-breakers. That conversation is harder with the owner in the room.
• Inspectors work more efficiently. I need access to every room, closet, and panel without working around someone’s schedule.
• It prevents awkward moments. Hearing a stranger critique your home can be uncomfortable, and a defensive reaction can sour negotiations.

If a seller truly can’t leave, perhaps due to a pet or a work-from-home situation, the best approach is to stay in one area, stay quiet, and let the inspection run its course.

How Sellers Can Help Instead

Sellers can make inspection day go smoothly before they leave. Make sure every area is accessible, all utilities are on, and pets are secured or out of the house. I put together a full list in How to Prepare Your Home for the Buyer’s Inspection: A Seller’s Checklist.

The Bottom Line

Buyers should attend their home inspection whenever possible, especially for the final walkthrough. Sellers should plan to be away. Everyone gets more out of the process when the buyer can see the home clearly and ask questions freely.

Ready to schedule? Contact me at david@sherlockhic.com or 770-490-7948. I serve Cobb, Fulton, DeKalb, Douglas, Gwinnett, and Paulding Counties.

Quick Answers

Do I have to be at my home inspection?
No, but it’s strongly recommended. You’ll understand the findings far better by seeing them in person.

Can the seller be present during the home inspection?
They can, but it’s usually discouraged. Most agents advise sellers to leave so buyers can ask questions freely.

How long should I plan to be at the inspection?
If you only attend the end, plan on 30 to 45 minutes. The full inspection typically takes 2 to 4 hours.