Writing their report and speaking to buyers as if they are code enforcement officers rather than home inspectors. I'm a licensed contractor as well as a broker, so all of the home inspectors who work with us know that they should not do that, but if they do, they need to be able to show my clients the location in the NEC or BOCA code where something is sighted as a code violation. They also need to know what the state and localities have adopted from those codes. They normally keep quiet and stay in their field of expertise. 

I had one Inspector who took 7 hours to Inspect the property. I have had client's use him twice & both times it was the same. These were houses that any other inspector would have taken 1/2 that time to inspect. I remember one of the buyers saying "I just wish he would finish allready". One of those deals went through, the other didn't (based on the Inspection). I like fact based inspectors & not Alarmists- he did a lot of "... this could be a problem down the road"- with things that were working fine. That pisses me off.  

Forgot to close the garage door and when my client and I left we didn't know that the garage was still opened.  The tenant living at the property was pissed. The good thing nothing was missing from the home.  From that point on, I always check whether the garage is closed.  You live and learn.

One more thing, some inspectors will tell buyers how bad things are verbally but on the report they will make it not as bad as they have  described.  Perhaps the fear of getting a nasty phone call from the listing agent.  If it is as bad as verbally stated then they should write it. 

Life is too short to be pissed off although I admit to being perturbed on one or more occasion...but I digress.  

Regarding home inspectors - I like fact-based discussion and reports.  When there is a disconnect from what is being said at inspection follow-up to what arrives in the report ---- that's a bad sign.    

As an aside, I remember two different situations when I was representing the seller -- neither the buyers or selling agents showed up and each time the home inspector said to me -- don't worry -- this won't take long.  I'll be out of here in 20 minutes.  You bet I took their card and made sure they were not part of any recommendations I made for my buyer clients.   

It can be annoying when they're not absolutely clear with the buyer about the difference between true safety and habitability issues and mere cosmetic issues.

Nit pick. Make mountains out of mole hills.

Sometimes a bit over zealous, but nothing to piss me off.

Offering an opinion that was without merit! It eblew the deal

Can't think of one.

Cost my seller a transaction by claiming structural issues with a home. $600 later spent by my seller for a structural engineer.... not one bloody thing wrong with the home's structure.

Giving the buyer his two cents on dual representation and trying to kill the deal.  He's no longer welcome on our property.

Where do I begin?

There are a lot of good answers here, but one that came to mind is the inspector that caused damage, then cited it on his report as a needed repair.

Declared that air conditioning system was "at the end of its useful life", while there was nothing otherwise wrong with it and it was functioning just fine. Sellers split the difference with buyers for a new system that buyers never actually had to install.

The only thing that rubs me is when they promise the written report by X date and they do not deliver on that date.  

there were a few times that I can remember having a home inspector cross the line.... it was beyond recognizing and reporting flaws.... he scared the B'Jesus out of the buyers... for no good reason.... just need to pound his chest that day, I guess!!

Just give the facts and you'll be fine! NO subjective opinions, please! Those kill more deals than anything. Sure, you might get two or three inspections from one buyer but, you'll never get another referral from a real estate agent again when you give your 'opinion' and not the facts!

#BeenThereDoneThat  

Alarmed my client enough that she didn't buy the house, but it turned out well as we bought the house and it is a great investment. We had a home inspection done with a different inspector and there were a few minor things to repair. Needless to say I never recommended the first inspector again.

Making comments that indicate the buyer "MUST" correct a problem when it is not an issue of safety, code, or functionality. Just present the facts and let the buyer decide what they want/need to do.

Generally I don't get "pissed off", but aggravated when they go outside of the scope of what they are hired to do.   Including making comments such as Seller must do this or that, or state something is required to be such and then there are those who talk too much about themselves  or make small talk and waste time for all.  The ones who tend to alarm the buyer vs. state the facts.  Then there are the ones who trip GFCI's, break things, track mud or dirt in the house, use the toilet and leave the lid up,  leave water running with the drain stop in....all in all, most do an okay job.  Just not a lot of consistency for the trade.  

Not enough space for an answer .... but I would say when they say something out of their normal scope.

only one time in 25 years and they broke an item and didn't take responsibility and my seller had to repair.  

I've had a couple missed items the client found on their own that was embarrassing; nothing that has pissed me off.

  Made a laundry list of nickel/dime items. 

Actually, with the Home Inspections (and Termite and Roof Inspections) that I have gone to, nothing has been a Red Flag, nor upset me Bob Arena - arenahi.com :-).  When we represent the Seller, they have all been professional, quick to schedule our inspections, thorough in their inspections, have taken the time to check-out what is on their List, taken pictures, and answered questions.  We have either gotten their Final Report later that same day or the next morning.  It has been a good experience! 

Told us the brick wall was falling off and foundation was crumbling.  Scared the buyer off.  Second buyer tried to use same inspector and seller wouldn't let him in the house!  Third buyer had a very competent inspector and we agreed upon needed repairs and closed. 

Comments in the report that go beyond what is expected.  Example, If the air conditioning is old, do recommend getting an AC guy to give that same opinion.

Where do I begin? Many seem to think they are doing a service to the buyer with their misinformation regarding code

All but one of the home inspectors in town are very easy to get along with Bob Arena - arenahi.com :-)  That one however  is a pain because he will write a 60 page report on an ungrounded outlet.

Killed a deal. Last month an inspector said the crawl space was "infested with pack rats."  The buyer ran. All the inspector did was pull the trap to the crawl space and saw below what she thought was rodent droppings. It actually was a pulled apart pine cone. The seller crawled through the entire crawl space and found nothing which indicated any rodents were ever in the home.

Nothing lately, I seek their brutal honesty and that keeps me out of trouble. They're out there and I'd much rather be pissed off than pissed on.

You just cope with the reports and get the deal to settlement.

Missed important electrical problems

Not the way I think about it.

Years ago had an inspector who spent most of his time pointing out cosmetic issues. The buyer was most unhappy with her choice!

Fortunately nothing

Had their friend give an estimate for a $20,000 roof that should be $4000. Then the alarmist. 

When a home inspector representing a buyer on one of my listings wrote up in his report that the grading of a lot on a house that's been around for 40+ years was all wrong.... and that would cost the seller over $250,000 to adjust and the city and engineers thought he was smoking too much weed on the job...

Telling a buyer an electrical panel was "out of date" and should be replaced. Deal fell through but during the consequent transaction, the property passed the FHA inspection without any issues. 

Actually, nothing.  I use a Certified/Registered Home Inspector that has more than 22 years of experience... and have been using hom for more than 14 years, and he does a great job.  He never alarm buyers unnecessarily.. is a straight shooter and does not exaggerate things.

Bob Crane  nailed this one!

scare my client! 

Nothing, yet Bob Arena - arenahi.com :-).

Spooked the buyer by acting as a structural engineer and stating things that are not true.

I Only get annoyed when they say " You should ask the seller to repair that"  They shoudl understand that is not their job to say - 

Also, I really think they should actually test the smoke detectors with the smoke spray, not just push the button (which doesn't test to see if they are actualy operational)

Made a big deal out of nothing

2 years ago on a home inspection the inspector broke a ceiling fan, seller was pissed off of course.

Bob Arena - arenahi.com :-) When I did residential real estate, if the inspector couldn't find anything they would write up broken balance springs in the windows. I never got mad just irritated because I always thought this was pretty petty.

oversized guy declare he can not get inside the hole because he is unfit. Also those with a screw driver poking at wooden house thinking he is going to win termite repair contract. He is not welcomed forever.

Never happened to me.

When I first got into the business I had no idea what to expect.   My broker suggested me to use her inspectors, and found they did not look at EVERYTHING.   I learned later when I used other inspectors.

Write up that a screw is loose.

Just experienced this with my first sale.  Inspector made issues sound way worse verbally than in the written report. He told her "I'm sure she (me) can find you something better," knowing nothing about her budget or situation. Killed the deal. 

I have not had tthat experience.

Being extra ''helpful'' with advice and too talkative. Why would it take 4 hours to inspect a small 2-3 br property with very minor issues? 

Whether I am the listing or the selling agent, I want the inspection to be thorough.  My pet peeve is the drama queen inspector who presents the defects in the manner of Joan Crawford.  Things sound much worse when you are being screeched at instead of calmly being advised.

When they refer to building codes that are either outdated or incorrect.