The buyer should attend the home inspection, along with the buyer’s agent and the home inspector. The seller, the seller’s agent, and extra guests like kids, friends, and relatives are usually better off staying home. At A Premier Home Inspection, we see the difference this makes every week in Chesapeake, Virginia Beach, and across Hampton Roads.
A focused group asks better questions, and the buyer leaves with a clear picture of the home. A crowded house slows things down and pulls attention away from what matters. This guide covers who belongs on inspection day, who does not, when to arrive, and how to get the most out of your time with the inspector.
Who Should Attend a Home Inspection? The Short List
Three people should attend a home inspection: the buyer, the buyer’s agent, and the inspector. Everyone else is optional at best. Here is a quick look at each role.
|
Person |
Should they attend? |
Why |
|---|---|---|
|
Home inspector |
Yes, always | They perform the inspection and write the report. |
|
Buyer |
Yes, strongly recommended |
It is your inspection and your investment. You learn the home firsthand. |
|
Buyer’s agent |
Yes, in most cases | They handle access and use the findings in repair negotiations. |
| Seller | No, in most cases |
Their presence makes it harder for buyers to ask honest questions. |
|
Seller’s agent |
Usually no | They may open the door, but they do not represent the buyer. |
| Family and friends | Limit to one trusted person |
Extra opinions can distract you and the inspector. |
|
Kids and pets |
No | Safety risk around attics, panels, and ladders. |
| Contractor | Only for a specific concern, after the inspection |
Best for repair quotes, not for a second inspection. |
The only person who must be there is the inspector. But the buyer gets the most value from showing up, even for part of the visit.
Why the Buyer Should Be There
You should attend your home inspection because it is the best chance to learn how the house works before you own it. A written report is valuable. Seeing a problem in person is even better.
When you are on-site, you can:
- See defects in context, such as where a leak stain sits or how close a downspout drains to the foundation
- Ask whether an item is a safety issue, a repair, or routine maintenance
- Learn where the main water shutoff, electrical panel, and HVAC filter are located
- Share any concerns you noticed during your showings
- Take your own notes and photos to review with your agent
The Consumer Financial Protection Bureau also advises buyers to attend the inspection if they can, since being there makes the report easier to understand and gives you a chance to ask questions.
Being present matters even more in Virginia. Our state largely follows a “buyer beware” approach, so sellers are not required to disclose many defects. Your inspection and your own eyes are your main protection.
Do You Need to Stay the Whole Time?
No. Most home inspections take two to four hours, depending on the home’s size, age, and features. You do not need to follow the inspector the entire time. We encourage buyers to attend the final hour of the inspection. By then, the inspector has finished the technical work and can walk you through the key findings with photos and notes in hand.
If you want to be there the whole time, that is fine too. Just give the inspector room to work, and save most of your questions for the walkthrough.
What If You Can’t Attend in Person?
You can still get a thorough inspection if you cannot be there. Many buyers are relocating for military orders or new jobs in Hampton Roads. In one recent case, a buyer who lived out of state joined by FaceTime through their Realtor’s phone, and Clay walked them through every major finding live.
If you cannot attend, ask your inspector for:
- A phone or video call to review the findings
- A photo-documented report (ours arrives the same day as the inspection)
- Time to ask follow-up questions after you read the report
Should Your Real Estate Agent Attend?
Yes, your buyer’s agent should usually attend the home inspection. The seller’s agent usually should not.
The Buyer’s Agent
Your agent works for you, and the inspection report is one of their best tools. When your agent hears the findings firsthand, they can:
- Make sure utilities are on, and the inspector has access to the attic, crawl space, and panel
- Understand which items are worth raising with the seller
- Build a stronger repair request or credit request within your contingency window
- Help you stay calm and keep findings in perspective
A good agent also knows when to step back. The inspector should lead the visit, and the agent should support the buyer rather than act as a second inspector.
The Seller’s Agent
The seller’s agent represents the seller, not you. They may need to unlock the home or explain a gate code, but they rarely need to stay. If they do stay, it can make the buyer less comfortable asking direct questions.
Should the Seller Be Present During a Home Inspection?
In most cases, no. The seller is legally allowed to be home, since it is still their property. But most agents and inspectors recommend that sellers leave during the inspection.
Here is why:
- Buyers may hold back tough questions when the owner is listening
- Sellers can feel defensive about findings, which adds tension
- Casual comments between buyer and seller can complicate negotiations
- Extra people in the home slow the inspector down
How Sellers Can Help Without Being There
Sellers can help the inspection go smoothly without staying for it. Before you leave:
- Make sure the attic hatch, crawl space, electrical panel, water heater, and HVAC units are easy to reach
- Keep all utilities on, with pilot lights lit
- Unlock sheds, gates, and garages
- Secure or remove pets
- Leave a phone number in case the inspector has a question
- Set out repair records, warranties, and appliance manuals
Our home inspection preparation checklist covers each step in more detail. If you are selling and want to know about problems before a buyer finds them, a pre-listing inspection gives you that head start.
Can You Bring Family, Friends, or a Contractor?
You can, but keep the group small. Your inspection is your time to focus. Each extra guest adds noise.
Family and Friends
One trusted person, like a spouse, co-buyer, or parent who is helping with the down payment, can be a real help. They can take notes or catch a question you missed. A large group can turn the inspection into a second showing, with talk about paint colors and furniture instead of the roof and foundation.
Kids and Pets
Leave kids and pets at home if you can. Inspectors open electrical panels, climb ladders, and enter attics and crawl spaces. Those are not safe places for small children or curious dogs, and keeping an eye on them splits your attention.
A Contractor Friend
A contractor can be useful, but not as a second inspector. Contractors know how to build and repair. Home inspectors are trained to find defects across every system of the home. In Virginia, home inspectors are licensed by the state (here’s how to vet a home inspector in Hampton Roads), and certified inspectors follow the InterNACHI Standards of Practice.
The better move is to bring in a contractor or specialist after the inspection for any item the report flags. That way, they can focus on one issue and give you a repair estimate.
How to Get the Most From Inspection Day
The most useful thing you can do on inspection day is show up prepared. Use this simple plan:
- Confirm the time and access. Ask your agent to confirm utilities are on and the seller knows the schedule.
- Bring a notepad or use your phone. Write down anything the inspector points out.
- Arrive for the final hour. Or come early and give the inspector space to work.
- Ask clear questions. “Is this a safety issue?” “How urgent is this?” “Who should I call to fix it?”
- Take your own photos. They help when you compare the report to your memory later.
- Measure rooms if you need to. Inspection day may be one of your last visits before closing.
- Read the full report. Then review it with your agent before you decide on repair requests. See our home inspection report guide.
For more ideas, see our list of questions to ask a home inspector before you buy. When you are ready to negotiate, these tips for negotiating repairs after an inspection can help you decide what to ask for.
Related Questions to Explore
- Does the buyer have to be present at a home inspection? No. Attending is not required, but it is strongly recommended. You get context that a written report cannot fully give you. If you cannot attend, ask for a call or video walkthrough of the findings.
- Should the buyer’s agent attend the home inspection? In most cases, yes. Your agent can confirm access, hear the findings firsthand, and use them in repair negotiations. The key is that the agent supports you and lets the inspector lead.
- Can the seller be home during a home inspection? Yes, the seller can legally stay, but most agents and inspectors advise against it. Buyers speak more freely when the owner is not there. Sellers can help most by preparing the home and staying reachable by phone.
- How long does a home inspection take? Most home inspections take two to four hours. Older homes, larger homes, and homes with crawl spaces or multiple HVAC systems can take longer. See our guide on when to schedule a home inspection to plan your timeline.
- Should I bring my own contractor to the home inspection? It is usually better to bring a contractor after the inspection. The inspector evaluates the whole home, and a contractor can then give a focused repair estimate on anything the report flags.
When to Call a Professional
Call a professional home inspector as soon as your offer is accepted. Your contingency window is short, often about a week to ten days, and the inspection is the first step. Booking early leaves time for the inspection, the walkthrough, any follow-up specialists, and your repair request.
You should also reach out to a pro if:
- You are buying from out of state and need a clear remote walkthrough
- The home is older, has a crawl space, or has signs of past water damage
- You are buying new construction and want an independent set of eyes before closing
- You want to know what a buyer’s inspector might find before you list your home
A Premier Home Inspection is led by Clay Somers, an InterNACHI Certified Master Inspector and Virginia-licensed home inspector. Clay personally inspects each home and walks clients through the findings, and every report is delivered with photos the same day. We serve Chesapeake, Virginia Beach, Norfolk, Portsmouth, Suffolk, Hampton, Newport News, and nearby communities.
Conclusion
Keep your home inspection group small and focused. That gives you the clearest view of the home you are about to buy.
- The buyer, buyer’s agent, and inspector are the core team
- Sellers, sellers’ agents, kids, and large groups are better off staying away
- Plan to attend at least the final hour, or set up a video walkthrough if you cannot be there
Ready to book? Learn more about our homebuyer inspections in Hampton Roads or contact A Premier Home Inspection to schedule yours.