I think it's important to have clear expectations. The buyers are not buying a new house. It's like buying a used car in some respects. I would figure out the cost and importance of each tiem, counter with an explanation of what the seller is willing and able to do.
PS They are not buying a new home.
Some buyers are just trying to negotiate a lower price with the inspection report, so be aware of that as well.
Best of luck.
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If your client wants to ask for them, you should simply ask for them. Nothing is totally unrealistic. In due diligence periods, anything goes. The deciding factor on how it will turn out is how you deliver the request. Ask your buyers to prioritize the MUST DOS or the deal is off and the stuff that if the seller decided not to do would be ok. Warn them that asking for all the items may cause the seller to do a less than stellar job. You could also ask for money (most buyers like money) to go to a handyman who'd be given the list.
Just having an inspection report with a bunch of stuff on it isn't a deal killer. Handle it with professionalism and tact and you can ask for it all. Keep in mind you hire an inspector to find the problems. Also, don't let the seller and the listing agent know you don't have confidence in the inspector or you'll be opening up a new can of worms.
Last month, the inspector for my buyers came up with an 87 page report! We condensed it into 6 pages of what needed to be taken care of and the seller, much to our surprise, agreed to take care of most of it. We wanted the expensive and safety things done, such as plumbing, electrical, HVAC. The inspector also recommended a new roof. We brought out a reputable roofing company to give us an estimate and they said we didn't need a new roof, although he would have loved to sell a new one.
My sellers and I had a buyer last month who asked for the home to be repainted on the inside just because they didn't like the color. We agreed to fix the electrical outlet that needed to be grounded. Pick and choose what is reasonable in cost and time. Ask your broker for assistance on this or you can feel free to contact me. I'd be glad to help you out.
Linda New, Broker