Your Realtor will handle their inspection report clause, you needn't/shouldn't discuss it with them.
That is one reason you hired and agent.

When I said "I" I meant through my realtor. Obviously I am not dealing with the buyer directly. I am asking for advice from people who may have been in a similar situation and how it was dealt with.

I'm sorry, I thought you wanted to get a letter tonight when the buyers came over.
I bought a house with an inspection clause, then decided against it. I was asked for a simple note saying I now declined the inspection.
In my state, I have x umber of days to perform the inspection then give my fix or cancel request.
Silence means acceptance, but a written letter gives assurance.

You need to talk to your realtor about it. Each state is different.

Thanks for the response cmarlin. I plan to be far, far away from the house tonight when the buyers come. I don't want to be in contact with them. I have already been assured by my RA that they are coming with their RA. I didn't want them waltzing through my house alone.

I was pretty sure that "silence means acceptance" but I think I may get something in writing just in case. I am uneasy about the buyers but at the same time I don't want to push it and make them think that something is wrong with the house. They have until this Thurs to remove the "subject tos."

Also, I reread my response and I didn't mean to sound snarky by saying "obviously". I know better than to get involved and will leave it up to the realtor to deal. However, not everyone knows this and you had no way of knowing. The buyers have contacted us directly on two occasions. Once it was to ask if we would consider a lowball offer. It was pretty rude considering we are in a very nice subdivision and good sellers market.

I just want it done so I can move on, which means a cross country move with a 2 and 6 year old!!

If you are concerned about what the buyers will find/ask for/accept, discuss it with your agent and amend they contract to say something like--subject to inspection by a Home Inspector etc.
Who know what buyers see or want you to do. I do not blame you for being leary, like you said, they contacted you twice etc. Sounds like they want something for nothing. Get everything in writing and discuss nothing with them or their agent. Also double check everything after they leave. And make sure all your paperwork, valuables are locked up.

If you read the post I made 2 weeks ago that our sale was going through, read down I added the bit about the inspection. You are wise to ask for it in writing asap. Our buyer had 5 days to give us their list and did not. On day 6 our agent called them & they said, oh, we have one. Here we thought we were in the clear since we got a low offer.

We had the intention of fixing the flue (new furnace in the fall) and that was the only safety related issue. I was going to humor them and get estimates on the rest which ended up blowing up in our face when our agent spoke to my hubby who said he "might" fix it himself.. some how the agent got that we were fixing it even though I told him many times in 2 weeks we were not.

If the inspection clause did not have a time limit and automatic waiving of the right to inspection you RE agent needs to review contract writing 101.

10 day limits are common in many places.
The clause should discuss a time limit to raise issues and require that the purchaser supply a copy of the inspection report to seller if they wish to negotiate any issues.
Common language is that the report must be 'acceptable to buyer'.
If the buyer does not have the inspection performed and raise issues within the time limits the entire clause is voided and the property is accepted by the buyer.

More complicated clauses place limits on the cost of repairs, set up times for back and forth negotiation on repairs. If either party fails to respond to a counter within 24 hours the entire contract is void and the earnest money is returned to the buyer.

The buyers have contacted us directly on two occasions.

If they call you again, tell them to have their realtor call your realtor that you are not comfortable discussing things with them, its why you are paying a realtor. Trust your instincts, if you are uneasy about them, there is a reason. Its best to let your realtor and their realtor be the go betweens.

I managed speak to my realtor before the buyers came. She told me that if they remove the clauses they agree that everything is fine. I told her I was concerned and that I feel we should get something from them in writing saying that they decided not to get an inspection done. She figures we should wait until we hear back from them. They have until Thurs to remove the conditions.

I have decided that they have ticked me off enough and I am going to tell them to pound sand if they have the nerve to come back to us with problems they noted and want fixed or a reduction on price. I know they want our house and they have walked once and came back so I am comfortable letting their deal go. The market isnÂt bad here and I know we will sell soon.

mariend  I will push to get it in writing. I also checked everything when I got home and put my valuables in our safe before I left. Very good advice that is often overlooked, I am sure.

roselvr  I tracked down your post and read it. Glad to hear everything worked out in the end. This is our second move in less than two years and this time we are moving across Canada! Actually our last move involved 4 intercity moves after we moved her because we were waiting for our house to be built. This is our last move for a very long time!! Hope you are settled in.

linda117 Â We have never engaged with the buyers as we donÂt want to go there. The first time they contacted us was after our realtor advised that she was going to list our house that afternoon and they should drive by to see if they were interested. They drove by and we still had the fsbo sign up. They called and emailed us immediately trying to get a deal before our realtor signed us up. When I returned their call I told them to contact our realtor. So they sheepishly called her and asked to view our house. Then the next day they told her they were going with another realtor which is who they are dealing with now. This is why I donÂt trust them.

So they have viewed our house twice for an hour each time and then did an "inspection" today for another hour and a half. I think tonight was more to take measurements etc. but if they decide to remove the clauses I am going to have our realtor request something in writing about the inspection. Hopefully they have had enough time to see the house and finish off the deal on or by Thurs

Then the next day they told her they were going with another realtor which is who they are dealing with now. This is why I donÂt trust them.

You don't trust them because they realized that they should engage their own agent to protect their (and possibly your) best interests?

You don't trust them because they realized that they should engage their own agent to protect their (and possibly your) best interests?

They wanted to use our realtor, who suggested that they view the house with another realtor from her office so that she wasn't acting as a dual agent. They viewed our house with her partner (their choice) then contacted our agent the next day to see if she would handle the transaction. Our REA advised that since they viewed the house with another agent they need to deal with him and explained that she didn't want to act as a dual agent. They asked her to get the other agent to call them. When he did, they told him they were going with another agent. They viewed the house with the other agent the second time and have used her for negotiations.

I think they wanted to use our agent because the thought they would get a better deal (maybe a cut on commission?) but honestly I don't know. Maybe it is all just coincidence, but they did a number of different things that make it appear to me that they may not be the most honest people.

Honestly, I hope that I am wrong about them and everything goes through so we can sell our house. Some alarm bells went off for me so I am going to make sure that I protect myself just in case.

It sounds like they are probably just inexperienced buyers.

Kileyray, I live in Canada too. Which province are you moving too? With talking to my realtor it seems at least in the province we live in [or maybe even our area?] The realtors all work together. Even the ones from different agencies. No one here does inspections. After reading this board it seems odd to me, but I guess when the time comes that we can sell our farm and move to town and actually buy a place we will see how it all works!