In the standard contract in Missouri, the seller is responsible for getting occupancy inspections done. But, the seller is not necessarily required to make all the necessary changes and updates to the home that were flagged on inspection. If the seller doesn't want to handle repairs, they have to tell the buyer within the allotted time frame, which becomes a point of negotiation with the buyer. However, if the seller does not notify the buyers within that timeframe, then the seller must provide free and clear occupancy.
You can protect your buyer by writing in the special agreements: "Seller to provide clear occupancy." From the sell side, you have to prepare your seller for what this could mean. If permits weren't closed out from 3 owners ago, they'll have to close those out. If anything fails inspection, they'll have to fix it.
It all goes back to the contract and giving your buyer or seller confidence in what they're up against. The worst situation you can be in as an agent, is when your clients ask you "Why didn't you tell me about that?"
