To me, the answer to your question starts well before the inspection even happens. The very first thing I do as a listing agent is to walk my listings with my client as far in advance of going live as possible to identify possible deficiencies, and how they can be best remedied prior to listing. I'm not an inspector, but I have done lots of renovations and sold lots of houses, so I can usually help my clients avoid land mines if everything is disclosed up front.

Some agents and inspectors use the inspection as an opportunity to make sure their buyer is getting a good home that's in good shape, but others are really only looking to extract their pound of flesh. So again, the answer to your question starts before the inspection takes place. It's your agent's and your job to do your best to filter out the folks who are just looking to gouge you. Sometimes you don't have a choice of buyers and then it's best to negotiate accordingly.

I'm of the opinion that the truth will always come out, one way or another. So for a good, honest seller like yourself, with a good, honest buyer, the inspection is your time to shine. If your house is in good shape, you will be fine. Usually there are little things here and there on most houses, but if a major issue is identified, my take is to be fair about handling it. HOW that gets handled is another aspect of the equation though. Will repairs be done prior to closing? Credit or price chip? No situation is exactly the same and I'm a believer in "win-win" situations.

To answer your question about the inspection, I, unlike most agents, actually welcome that full report. I can't tell you how many sellers agents have called me over the years screaming because I sent them the inspection report. First, nothing in state or federal law says that you then have to provide that report to future buyers. What the law does say is that you must disclose known deficiencies. In the very few instances where it turned out that the buyer was just looking for a pound of flesh after all, and I get their inspection report and we can't come to a deal, I instruct my sellers to print and go through the report, fix every single item identified (either themselves or via contractors), and I mean EVERYTHING, and document each repaired deficiency with a hand written and initialed note on the report. Then, we post that report on the MLS for all future buyers to see. I've had outstanding results doing this previously (and have never actually seen another agent do this). When I'm representing buyers, I love to see inspection reports before making an offer. It de-risks the process tremendously. It's like the opposing team went offsides and you get a free play.

Finally, I'd love a shot at earning your business when it comes time to sell. We offer full service brokerage for half the price to sellers (1.5% instead of 3%). My contact info is in my profile.

As a home inspector, I would say you are worrying about and gearing up for a fight you don't need to have.

The home inspection isn't personal. Though, having sold homes, I understand that it is hard to keep that perspective when you get a repair request,especially when you take good care of your home.

Contrary to popular belief, inspectors do not call out things to justify their fees. I get paid the same amount that I quoted site unseen, whether it is a awesomely maintained house or a dump that happened to look okay in the pictures because the photographer was good. Being that I am human, guess which situation puts me in a better mode.

When a house is particularly well maintained, you can bet I both notice and appreciate that fact. Make my job easier.

However, in a 35 yo house, even a well maintained one, there will be some stuff. As was said above, most will be related to code changes. But there will be some maintenance items you probably did not notice. It is easier to see those things as a fresh set of eyes than when you saw them change gradually over time because you live there. How often do any of us truly go look for issues around our house? Code changes don't HAVE to be upgraded in most situations, but sometimes repair makes sense bacuse it is a safety thing.

After the inspection, the buyer will send you a repair REQUEST addendum. They can ASK for as much or as little as they want. Since it is a negotiation, that means you can respond by doing everything, nothing or anywhere in between. I would encourage you to be objective and calm and look at it as a business deal. Lean on your agent, they are used to this and used to the emotions that come up.

But I certainly would not spend a single minute worrying about that in advance.

Inspections are primarily used for a second round of negotiations so keep that in mind during the first round.

If you are selling a house with a 10 year old AC, the price reflects that before the inspector says the AC is old.

You're real worry is the appraiser.