Almost every inspection that I've done, I've come across light fixtures that don't work. Regardless of the actual problem, I write these fixtures in the report as "inoperable" and that further investigation is required. Some inspectors have long narrative scripts that could include possible wiring problems and possibly needing to have an electrician come and investigate. This type of alarming item on an inspection report is very easy to avoid in most cases. My experience has shown that more often than not, a light bulb needs to be replaced. Follow this simple, very inexpensive tip of checking light fixtures and replacing bulbs as needed before the inspector shows up.
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All real estate agents learn who "NOT" to use. That makes all the difference. Some inspectors nickpick the place to death and seem determined to make the place seem doomed.
The standard California purchase contract requires that all lights be working at close of escrow, so might as well do it before the home ever gets listed, much less inspected.
There are so many little things that the conscientious Realtor can do to help not only his Clients, but the Buyers, the Buyers' Realtor, and the Buyers' inspectors. I figure if I help everyone, I'm bound to get a good paycheck.