Sneaky Devils, that TAR bunch.
Absolutely, a seller should disclose every known defect. I couldn't agree more. I also agree that it is my responsibility to tell them what my reputation is and just how thorough they can expect me to be.
Since I have chosen to bill hourly, they may follow me, but not to the attic or roof. And they may not be anywhere near me when I am at the service panel. I will call them if I need to show them something there. Other than that, they can slow me down as much as they like. They are billed for inspection and write up time. If it's 50 miles away or more, I pick up time one way, they the other.
If the house is already listed, it is identical to a report done for a buyer. If it is not listed they may omit items, but that section is marked "This item was omitted from the
Inspection report at the request of the Client."
Since most of my seller Clients are prior buyer Clients or referrals from them, most of the time they already know what my inspections are like.