Stop Asking Sellers for Permission to Inspect

Buyers do not need permission to inspect the house they are under contract to buy.

Before somebody gets fired up, read that again. I did not say buyers can be unreasonable. I did not say inspectors should demand access at midnight, show up without notice, or ignore real emergencies. What I am saying is simple: once a seller accepts a contract, the buyer’s inspection window starts, and that window belongs to the buyer.

Here in Arkansas, the Arkansas REALTORS® Association residential contract gives the buyer the right, at the buyer’s expense and with the cooperation of the seller, to inspect the property within ten business days after the contract is accepted. It also says the buyer may use a representative chosen by the buyer to inspect or re-inspect the property. That’s a key point. The buyer chooses the inspector. The seller is expected to cooperate. The clock is already ticking.

This is where the industry gets a little sloppy. Too often, the inspection is treated like another showing request. “Let me see if that works for the seller.” “The listing agent can’t be there then.” “The buyer’s agent wants to attend, and that time doesn’t work.” I understand the concerns, but at some point, we need to separate preference from contractual rights.

The inspection window is the buyer’s due diligence period. It is their time to learn what they are getting into before they move forward, negotiate, request repairs, or decide the property is not for them. That should not depend on the seller’s convenience, the listing agent’s schedule, or whether a broker prefers someone to be there.

Now, let’s be fair. Realtors have legitimate concerns. I understand why agents may want to attend the inspection. A good buyer’s agent wants to support their client. A listing agent may want to protect the seller’s property. A brokerage may have access policies. Sellers may have concerns about strangers being in the home. None of that is automatically unreasonable.

But those concerns do not override the buyer’s inspection rights.

If a brokerage wants someone present, coordinate it. If the seller wants a representative there, coordinate it. If the listing agent wants to unlock the door and stay, coordinate it. If the buyer’s agent wants to attend, great. I enjoy working with good agents. Most inspectors do. But the inspector does not work for the agent. The inspector works for the buyer.

That distinction is so important!

The buyer chose the inspector. The buyer hired the inspector. The buyer is paying for the inspection. The buyer is the one relying on that inspection to make a major financial decision. So the inspection should not be scheduled around everyone except the person actually responsible for protecting the buyer’s interest.

And buyers, this is where you need to pay attention: do not choose an inspector based only on who is available at the most convenient time for everyone else. Not all inspectors are the same. They do not all offer the same services. They do not all have the same experience, qualifications, tools, reporting style, reviews, warranties, or ability to explain what they find. Some inspectors are cheaper. Some are faster. Some are more available. That does not automatically mean they are the right fit for your investment.

A reputable inspector is often busy for a reason. Many inspectors also cover a large service area. They may drive an hour or two in different directions depending on the day. Their schedule is not just a blank calendar with random openings. They have to factor in drive time, location, inspection length, added services, daylight, report writing, and previously scheduled clients. That is not being difficult. That is operating a responsible business.

Most inspectors will try to accommodate when they reasonably can. But “reasonably” is the key word. A reasonable inspection appointment during normal business hours, inside the buyer’s inspection window, should be treated as notice, not as a request for permission.

There is a big difference between saying, “The buyer’s inspection is scheduled for Tuesday at 10:00 a.m. Please let us know immediately if there is a legitimate conflict,” and saying, “Let me ask the seller if that is okay.”

One respects the contract and gives notice. The other gives the seller control over the buyer’s due diligence.

Nikki Blue with Blue Sky Realty said it well: “From where we stand, when the buyers contact a home inspector, we find out what day and time the inspection is scheduled and relay the information. Rarely should there ever be a reason that the day and time given to the seller is not allowed. This isn’t a showing where everything has to be pristine and people need to schedule around it, it’s an inspection!”

That is exactly the point.

The seller owns the house. The buyer owns the inspection window. The agents facilitate the transaction. The broker does not own the house. The listing agent does not own the house. The buyer’s agent does not own the inspection. Everyone involved may have a role, but that role should not become a roadblock.

Does that mean sellers never have a say? No. Real emergencies happen. Illness happens. Stuff happens. I get it. Sometimes access truly cannot be provided at a specific time. Reasonable people can work through real problems.

But simple inconvenience is not the same thing as a legitimate conflict.

If the seller truly cannot provide access during a reasonable inspection time, then the buyer should not be expected to lose part of their inspection period because of it. The buyer has every right to request an extension of the inspection contingency. Yes, that may delay the transaction. Yes, it may push back someone’s closing timeline. Yes, it may delay a commission check.

That is okay.

The good professionals are looking out for the client, not just the transaction.

This is not about being difficult. It is about protecting the buyer’s right to perform due diligence. It is about making sure the buyer gets to choose the inspector they trust, not just the inspector who can squeeze into a narrow window created by everyone else’s preferences.

The culture needs to change.

Stop asking sellers for permission to inspect. Notify them of the buyer’s reasonable inspection appointment. Leave room for legitimate conflicts. Coordinate access. Work together. But do not turn the buyer’s contractual inspection window into a permission slip.

This is the buyer’s money. This is the buyer’s investment. This is the buyer’s representative. And in Arkansas, based on the typical residential contract we are discussing, this is the buyer’s ten-business-day window to inspect and re-inspect.

Treat it that way.