Hey Steve, are you doing the 30-45 minute walk & talk inspections?

Hey Steve,
Are you are doing the 30-45 min walk and talk inspections?


I’m in Warrenton Virginia. Northern Virginia metropolitan Wash DC area.

I called Melody, who I’ve worked with many times over the past 7-8 years, to learn more about these inspections. She told me she’s been dealing with selling agents limiting the home inspection time to 30-45 minutes. She didn’t have a house for me to inspect yet…she wanted to know if she could call on me if she gets a client who wants one. These inspections do not include any written report or photos…simply a walk and talk exchange between client and home inspector. I googled “walk & talk” inspections and found some inspectors in my area advertising these type inspections.
Are any other Internachi inspectors doing these type of inspections?
In the absence of any written report aren’t inspectors increasing their liability risk? If a client calls back 6 months from now claiming I didn’t tell them about the: electrical, plumbing, roof issues, etc…it’s my word against theirs. Will modifying the pre-inspection agreement better protect us?? Even if you have E&O insurance…would it protect you if there is no written report?
Have done several pre offer inspections this past year. Been called at 2 pm asking if I can do an inspection at 4 pm (two hours later) because client needs to make an offer by 10 am the next morning… This was for an agent who has always called me first for the past ten years….if I can accommodate her I will. Only had 1 and ½ hours to do the inspection but client was very happy and made her offer of 60K over the asking price and in cash. She lost. Someone offered 80K over asking with cash.
Is this crazy market nationwide? I’ve heard from several agents, if you’re serious about a house you should consider offering 20-25% above asking price.
What does InterNACHI say about these “walk & talk” inspections…
Looking forward to your responses……

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There are a lot of recent posts about these.


What Walter said :point_up_2: regarding walk through Inspections.

To answer your question about the market, it IS like that everywhere in most areas right now. Crazy…


Similar to another thread, I’d say Never do anything without an agreement. Having said that, if there’s no report, how can they prove any claims later?

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They will sue regardless of basis. Your E&O insurance may not cover it which is the critical part. Know your risks.

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Body camera

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Just for clarity, winning a law suit is the desirable outcome of course. But the fight can be expensive.

Imagine this scenario: During a walk-thru inspection you identify EIFS with visible deficiencies. Therefore, you advise the client to hire a stucco specialist for moisture testing etc.

They ignore your recommendation. Six months later they discover extensive water damage to their home totaling $100,000 (which is not unusual)

If they sue you (which is just as likely as not) without E&O insurance, you will have to defend yourself and it will be expensive.


Hey Brian,

Thanks for your input. Agree with you completely. I feel much better doing a full inspection where I do my best to establish some rapport with my clients. They see the work I do, and they see the thoroughness of my report.

Who needs to take on a lawsuit, win or lose, for a walk & talk inspection fee of $250 - $400.

Want to accommodate those agents that have been calling on me regularly over the past 8-10 years, but, will still try and convince clients to do a full inspection…despite what the selling agent is saying.

Lots of home buyers are bypassing any type of inspection in my area. My neighbors friend put an offer on a house $40k over asking price and never saw the house. His agent told him of a 4 bedroom house for sale in the Whipporwill neighborhood…that’s all he knew about the house… He was outbid and is back looking for past two months…nothing available…

Crazy. Again thanks for responding…


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Our leads are drying up because of lack of inventory and buyer’s waving inspections. Walk-thru’s are a way to stay busy.

Risk vs Reward for the home inspector.

In this market, if I were to consider a walk-thru; I would demand Full price. Take it or leave it.

Watch and share!!!


Note how he minimizes the risk. Crazy


Thanks for the video Jeff. Just a nice big dose of common sense.