Even in market periods of "Thinventory"...most Buyers opt to do an inspection. It may not always be a contingency. That means...the Buyer wants the Sellers' permission to do an inspection...but the results are a fact finding mission...not a reason to be released from the offer to purchase.
The more "usual" situation...in some cases "pre thinventory"....is the inspection is part of the offer. The Buyer may choose where or not the Seller has the "right to cure." In English that means the Buyer can allow the Seller to repair or replace something found in the inspection. NOT giving the Seller the right to cure is an open door to walk from the contract should the Buyer find a repair/replacement item in the inspection.
Listing agents have an obligation to explain to Sellers that despite any due diligence by the Seller and the listing agent in their "duty to inspect" and honestly and completely fill out the required Real Estate Condition Report, it is likely the Inspector will find something that may need further evaluation.
Obvious omissions ...leaking windows or faucets..missing handrails, the malfunction of any mechanical aspect of the house may well be easily discovered. Few homeowners are capable of inspecting chimneys..may not be aware if a foundation wall is out of plumb...a breaker that may be double tapped...plumbing that may be required to be updated to code.
After an inspection...in Wisconsin by a licensed home inspector...there may be issues found that the Buyer would like corrected. This is not an accusatory document...it is not a critique of the care and maintenance that the Seller did/did not take..the amendment is a list of things that the Buyer would like taken care of prior to closing that makes the new ownership more trouble free and may, in some cases, contribute to premature deterioration and attention to them is proactive prevention. An example might be trees that need trimming that shade the roof.
Listing agents...please explain to your Sellers that Inspections are not an "Offense/Defense" situation..they are a normal part of selling a home and they should expect that something will be found that the Buyer would like corrected. If you approach this as conditions that need defending...you set the tone for the transaction...and the note instead of being pleasing for a great price for the Seller and a new adventure for the Buyer is soured by a defensive attitude.
This has been an advisory post brought to you by Sally K.& David L. Hanson, Broker Associates with EXP Realty, LLC honored to be of service for all things real estate in southeastern Wisconsin.