You need to refer to the contract.

In Florida, the seller must make the property accessable for inspections. I would've called the seller or sellers agent and demanded that he make the property accessable. 

The seller must provide access even if this means someone telling the seller they need to have their renter move items to allow for the access.   Having your agent call the listing agent would be the appropriate first step.

The seller needs to provide access..inspector will have to come back..seller needs to pay for the return trip.

I just move things if they need to be moved for an inspection.  

I haven't had this issue, but you probably would need to have the owner call tenant and ask them to move their stuff away from the service panel and get the inspector back in to inspect, now at the seller's expense.

Sounds hokey - get a different inspector & tell the buyer that is not normal procedure. Renters 'possessions' are in front of the panel? I usually move the stuff for the 'delicate' inspector so they can proceed.

Sometimes they won't move anything & then other times they go & wreck stuff to 'see behind' it. Go figure.

I have had this happen many times. I disclaim it and put it up to the seller to have the box inspected by a licensed electrician or have them pay me to come back out. My time is valuable too.

Ditto " "  Dorie Dillard 

yes - you have to give the tenant time to move their stuff out of the way and extend the inspection period to allow the inspector to come back

Can't say I've had that exact scenario Renee Paray but I've had inspectors say it's not their job to move furniture and thus things did not get inspected.

What? That is something.

Great answers for your question. 

Renters can be a problem, be prepared to move things, but notify them first.

I would do a preinspection ahead of time to ensure all areas are cleared

If anything in the inspection is not able to be viewed by personal possession, I have asked the homeowner (or tenant) to move things, and schedule another time to view.

Yes.   This is addressed in our purchase agreement.  Seller to make property available for buyer to inspect.   If I am representing the buyer, I contact the listing agent.  If I am representing the seller, I address this issue prior to the inspection.   

A tenant can not stop you from showing the property or inspecting, if you provided them with all notices of entry. ( at least, not in my hood).

With silk gloves and words with courtesy and gratitudes...

If necessary schedule another inspection after they remove the things.

What Richard L. McKinney P.A. said...

You need to make arrangements for access.

Renters are always a pain; owners need to remind them of the terms of their lease, in which (one hopes) it specifies that they are to cooperate with possible showings.

If the buyer picked the inspector, it becomes their problem

If they used the inspector I recommended, the garage door is opened and things moved to gain access then returned to their original position.

If this is not my listing I look the listing agent in the eye and advise they roll up their sleeves.

House will not be insured without power panel inspection which also means no financing.

On one occasion it was a boat on a trailer. The owner was summoned to move the boat which did occur while inspector was crawling about.

The possessions are moved.

I'll go with Michael Thorton from Complete Home Inspections, Inc's answer!

No. That would be a violation of our standard rental contract.

Good morning Renee. Inspecting the electrical service is pretty basic and if that wasn't done, what else wasn't done? If that was not done, I would be looking for my money back.

Renee Paray - not electrical panel but something else for sure. Like in rooms they 'hide' the stuff behind heavy furniture....

I would contact the Listing Agent and advise that an Amendment would be coming to extend our Inspection and require the seller to make sure all areas needed for inspection would be cleared so we could do an inspection without interruption of service.  

It varies with the situation - but, ultimately how far things get pushed either direction will fall to the comfort level of fully disclosed risk on the part of both seller and buyer.   As an agent, I would advise the listing agent/seller of the seller's failure to make the property available for adequate inspection.  I would advise my client, in most situations to put a notice to perform in writing to clearly identify the seller's breach of contract in making the property available for full inspections, and in doing so, insist upon any re-inspection fees to be at seller's expense....This will also serve to document the file regarding any time frames for performance that might be in question.  Where it goes from there is the informed choice of the parties.   What I would never advise doing is to even suggest, or approve of a choice of a buyer to proceed without adequate inspection.  If the client choses to do so, I would carefully document my file in writing, advising the client that he/she is acting against the advice of broker in doing so. 

Most inspectors I refer will send an email to me and the homeowner explaining the procedure and confirming the appointment time.  If for any reason there is an issue the homeowner will be charged a fee for rescheduling.  I'm sure they could let the renter know it's their responsibility to have the property ready for access.  Unhappy renters can be difficult to deal with. 

Yes, access issues. You do what you can...

I give a list to the agent of what we will be looking at and need to have access to.  If anything is not accessable, we will have to come back and that agents dime.   If he feels the renter is not going to cooperate, then he or she needs to wait until the renter moves out to lis the home

      If the Electrical Panel / Circuit Breaker box is blocked (by tenant's possessions), that is an extreme safety hazard and potential fire hazard. 

    See a lawyer for legal advice about demanding immediate removal of the possessions.  Or, call your local Fire Marshall or Fire Department for assistance.

Yes. We had to ask the owners to talk to the tenants and got an extension on the contingencies due to it. That was pre-TRID though. These days I'd say it was a deal killer is no cooperation; electrical is a big deal to inspect. I imagine the seller would be motivated to assist in the access.