The Seller Shadow: A Home Inspector’s Natural Predator
- May 4
- 3 min read
A Friendly Midwest Guide to Giving Your Home Inspector Some Space
There’s a special phenomenon that happens during some home inspections. You unlock the front door, grab your flashlight, take two steps inside…
…and suddenly you’ve acquired a shadow.
Not the spooky kind.The overly-helpful seller kind.
You know the type:
Following six inches behind you at all times
Narrating every “upgrade” since 2004
Explaining why that stain is “totally old”
Telling you the furnace “works great” while it sounds like a helicopter preparing for takeoff
Downplaying defects before you even mention them
As a home inspector with Midwest Inspect, I genuinely appreciate homeowners who care about their property. Most sellers are good people trying to be helpful. This is the Midwest, after all. Hospitality is practically written into our DNA.
But there’s a fine line between helpful… and becoming my full-time unpaid tour guide.
The Running Commentary Nobody Asked For
Every inspector has heard it:
“Oh that crack’s been there forever.”
“The basement only gets a little water during heavy rain.”
“That outlet just stopped working yesterday.”
“My cousin’s an electrician.”
Ah yes. The famous cousin electrician.He appears at nearly every inspection.
Then comes the home improvement sales pitch:
“Custom flooring!”
“Premium paint!”
“Updated plumbing!”
Meanwhile I’m staring at duct tape holding together a dryer vent like it’s participating in a hostage negotiation.
The Midwest Polite Standoff
Now here’s the problem: Most inspectors — especially us Midwesterners — are trying to stay professional and respectful.
We don’t want to be rude. We don’t want to hurt feelings. We definitely don’t want awkward silence while standing shoulder-to-shoulder in a damp crawlspace.
So instead of saying:
“Sir, I cannot properly inspect the attic while you narrate your fantasy football season behind me.”
We politely drop hints like:
“I’ll probably move a little quicker if I can focus.”
“I just need a few uninterrupted minutes here.”
“Feel free to relax while I work.”
“I’ll definitely let you know if I have questions.”
These are inspector code phrases for:
“Please stop following me into every room like we’re on a HGTV buddy comedy.”
Why Space Actually Matters
Home inspections require concentration.
We’re evaluating:
Electrical systems
Structural components
Roofing
Plumbing
HVAC systems
Moisture intrusion
Safety hazards
One missed detail can cost buyers thousands of dollars later.
Distractions matter more than people realize. Especially when:
Testing outlets
Inspecting panels
Walking roofs
Navigating dark attics
Looking for signs of water intrusion or mold
And truthfully? Sometimes defects are easier to identify when nobody is hovering nearby trying to explain why the scorch marks are “probably nothing.”
The “Helpful” Seller Olympics
There are levels to this game.
Bronze Medal:
The seller who follows you room to room.
Silver Medal:
The seller who interrupts every sentence.
Gold Medal:
The seller who attempts to pre-answer questions nobody asked.
But the platinum championship belt belongs to:
The Seller Who Tries to Physically Demonstrate Why Something Isn’t Broken
Nothing raises an inspector’s blood pressure faster than:
“See? It works perfectly fine.”
violently shakes loose stair railing
A Better Way to Help Your Inspector
Want to know the best thing a seller can do during an inspection?
Be available — but not attached at the hip.
Helpful things include:
Leaving utilities on
Providing repair records
Replacing burnt out bulbs
Unlocking access panels
Securing pets
Giving the inspector room to work
That last one is huge.
A good inspector will absolutely communicate important findings and answer questions. We’re not trying to hide anything. We just work better without a live commentary track.
Final Thoughts
Home inspections aren’t personal attacks against a home. Every house has defects — even beautiful homes with caring owners.
The inspection process works best when everyone allows the inspector to do what they were hired to do: Provide an unbiased evaluation of the property.
So if you ever see your inspector slowly backing away while clutching a flashlight and mumbling “Yep… mhmm… okay…”That may be your sign.
Give them a little breathing room.
We promise: The report will still include your new backsplash.
And probably the leaking basement too.
— Sean Evans, CPI
Founder of Midwest Inspect
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