Inspecting a property.

[Matthew Coltrin]

Ok is the seller hiding somthing?

Duplex, top unit vacant bottom occupied. And rented out for less than market value

Seller bought the duplex in 2023 for 332,000. Tried selling it with another property last year. It didnt sell. They did some remodeling and are currently selling it for 359,000. we are under contract for 335,000

HOME INSPECTION. We are traveling 20 hours there and 20 hours back for the inspection. (The sellers know about that) Found out that the sellers agent can only be at the inspection for 1 hour. And said we can only be on the property for 1 hour during the beginning of the inspection. 

I have always done a walk through with the inspector after the 4 hour inspection. granted iv only paied for 2 of them.

Is this usual for Missouri properties with tenants?

And is it just me or would this feel like the seller is hiding somthing?

[Lauren Robins]

Hi Matthew!

You're absolutely right to be concerned—this situation raises several red flags, and your instincts are serving you well. It's not standard practice, even in Missouri or in tenant-occupied properties, for a buyer to be limited to just one hour at the beginning of a home inspection. Typically, the buyer and their inspector are allowed full access to the property for the entire duration of the inspection, or at minimum, the buyer is allowed to return at the end to do a walk-through and hear the inspector's summary. The fact that you are making a 40-hour round trip and are only being granted a one-hour window, while the seller’s agent is limiting their own presence as well, suggests there may be something they don’t want you to discover.

Adding to the concern is the history of the property. The seller purchased it recently in 2023 for $332,000, attempted to sell it as a package deal (which failed), did some remodeling, and is now trying to sell it for $359,000. The current contract price of $335,000 is barely above their original purchase price, which begs the question—why aren’t they trying to make a bigger profit? It’s possible that the remodel didn’t add the value they expected, or that something went wrong, and they’re trying to get out of the property quickly. When a seller shows signs of cutting losses instead of maximizing returns, it can be a sign that there are hidden issues they’d rather not deal with.

Another concern is that the lower unit is rented at below-market value. If the property was truly renovated and improved, the rent should reflect that. Keeping the rent low might mean the tenant is difficult to deal with, is on a lease that can’t be adjusted, or that raising rent might trigger tenant pushback or inspection scrutiny. Sometimes flippers leave rents low to maintain peace with tenants while trying to sell—but this strategy leaves the buyer inheriting a problem, especially if you're hoping to reposition the property for higher income.

All of this suggests the seller may be hiding something—or at the very least, is being less than transparent. Limiting your access during an inspection, especially when you've traveled a long distance, is highly unusual and not a good-faith gesture. It might be an attempt to avoid disclosure of issues such as unpermitted work, mold, foundation problems, or other costly repairs. Missouri follows a "buyer beware" model in real estate, but sellers are still required to disclose known material defects. If they’re actively limiting your ability to conduct due diligence, and you later discover something major, you may have legal recourse.

At this point, you should push back firmly. Have your agent tell the listing agent that given the time and cost you’re investing to inspect the property, full access for the entire inspection is a minimum requirement. If the seller continues to deny that access, consider walking away or at least documenting their refusal in writing. If you do decide to proceed under these constraints, make sure your inspector takes thorough videos and photos and provides a detailed report, so you can review everything remotely afterward.

Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice. No attorney-client, fiduciary, or professional relationship is established through this communication.