Why Agents Feel Creepy
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The Inspection Period Is Not a Free-for-All
There is a defined period in every real estate contract when a buyer has the right to inspect a property. It is not forever. It is not open-ended. It is not a “whenever you feel like it” passcode to someone else’s home.
Yet, too often, the process is stretched, abused, and misunderstood. Agents go back into the property long after the inspection window has closed, wandering through without permission, pointing out “code violations,” or discovering “new issues” that somehow weren’t part of the original inspection report.
Let’s be clear: that isn’t diligence. That’s overreach. The contract provides for access during inspection, then again at the final walk-through. Everything in between must be done with respect, permission, and purpose.
Professionalism Cuts Both Ways
This does not mean that a professional agent representing a buyer should “let things slide.” On the contrary, the job is to work with the right experts, identify what truly matters, and negotiate those items clearly within the contract.
Most agents, let’s face it, have never built a home. They don’t know what a PA51 is. And very few buyers take the time to ask their agent what they actually know about construction before trusting them to guide inspection strategy.
🔧 Sidebar: What’s a PA51?
For all the newer agents out there — a Simpson Strong-Tie PA51 is a galvanized strap that ties roof or wall elements down to block or concrete.
A professional doesn’t need to be a builder, but they do need to know when details like this matter — and when they don’t.
The difference with a professional is simple:
They work with qualified inspectors and specialists instead of pretending to be code enforcement themselves.
They distinguish between warranted items and cosmetic imperfections. A door that isn’t perfectly square but latches fine isn’t a contractual defect — unless you negotiate it in writing.
They negotiate the scope of inspections upfront. If a buyer expects more than the boilerplate, the offer needs to spell it out.
A pro agent protects their buyer with diligence and clarity — but they also respect the seller by staying within the contractual framework. In short, they would represent a buyer the same way they represent a seller. With facts, fairness and awareness.
Fair and Balanced
At its core, a real estate transaction has to be fair and balanced economically between buyer and seller. If it isn’t, it will never reach signature.
That means an agent must behave consistently no matter which side they represent.
For a buyer: the job is to identify the real issues, negotiate fairly, and protect their investment.
For a seller: the job is to enforce boundaries, respond in good faith, and protect their value.
Anything else — inflating promises, abusing access, or playing games with the narrative — isn’t professionalism. It’s sabotage.
The “Dual Agent” of Mindset
Now, let me be clear: I am not talking about legal dual agency here (where one agent formally represents both sides in a transaction).
I am talking about the “dual agent” of mindset — the agent who says one thing to buyers and another to sellers.
To a buyer: “The market is weak — now is the time to buy.”
To a seller: “We should list high — I can get you more than the comps show.”
Both statements can’t be true at the same time. And the inconsistency eventually unravels. These are the same agents who will overprice a listing to win the listing, only to come back weeks later begging the seller to reduce. Or who scare a buyer with exaggerated inspection drama, only to lose them the very home they wanted.
The professional doesn’t play that game. They don’t need two sets of talking points. Their advice is consistent: fair, balanced, and rooted in the reality of the market.
What This Means for You
If you’re a buyer, make sure your agent knows what matters in an inspection — and what doesn’t. Ask them how they would negotiate the specifics if the inspection report shows common but non-warranted issues.
If you’re a seller, expect your agent to protect your home during and after inspections. Once the window closes, access is over until the final walk-through. Anything else is not “due diligence.” It’s trespassing.
And if you’re an agent, know this:
The only way deals reach the closing table is when both sides feel the deal is fair. Professional agents act in ways that make that fairness possible.
The rest? They’re just telling different stories depending on who’s listening.
💡 Takeaway for Buyers & Sellers
Fair transactions come from clear expectations — and clear expectations come from professional agents.
