A home inpsection is not a repair list

The home buyer should be aware what the home inspection is- and what is isn’t. The report makes the buyers aware of the condition of the property, but is not a list of repairs that the seller is obliged to make. The seller is under no obligation to produce a “problem-free property”, and needn’t look at the inspection report as a mandatory repair list.
Once an inspection is completed, most repairs are subject to negotiation. The buyer usually requests that certain items on the report be addressed before close of escrow, and the seller usually agrees to some of these demands. However, this is the sellers choice, and not his obligation.
Sellers have the legal right to refuse to make repairs except where required by state law, local ordinance or the real estate purchase contract. A smart buyer will use the inspection report as a tool to determine which problems will be most pressing - and costly - and attempt to negotiate some repairs based on this information. If a problem compromised health or safety, a seller may be eager to address it to assure the sale is completed smoothly. Most sellers are very approachable about such problems as roofing, gas burning fixtures, electrical wiring or fireplaces.
The inspection is not a buy or run recommendation.
In fact, an inspector cannot legally give an opinion about buying the house. The inspector inspects a myriad of systems and the structure of the house. It would be impossible for the inspector to have complete and expert opinion on all areas of the house. There are times when a system does not run correctly and the inspector cannot diagnose the cause of the problem. This is when your inspector will recommend that a licensed and professional expert in the field be called in to further diagnose and remedy the situation. A good inspector will be open and honest about what he finds in the home. If an inspector tells you a system or component needs to be replaced due to a recall, the inspector should have the information readily available. All too often I receive calls about an inspector that told the buyer about a recall that never happened.
An inspection consists of a thorough visual examination of a home’s components. This usually includes foundation, superstructure, and accessible roofing systems. Heating and cooling systems are activated, plumbing fixtures are operated, a representative sample of electrical outlets are tested and a sampling of doors and windows are tried. The results are reported so the buyer will have a working knowledge of significant defects - but are not considered a repair list for the seller.