Just put something like this in your agreement. For me, it’s not open for discussion. This is our policy and if they don’t like it they can hire someone else, but I don’t know any reputable inspector who differs from me in this regard. The only complaints I ever get are from listing agents who have to go and turn on the utilities (or pay for me to return to the property a 2nd time).
►****IMPORTANT: The Inspector will not open gas or water valves, light pilot lights or gas appliances, activate electrical services that have been turned off, or cut locks open. The CLIENT is solely responsible for ensuring that all utilities are turned on, that breakers are turned on, that all water and fuel valves are open, that all pilot lights are lit, that all rooms and crawl spaces are unlocked, and that components such as attics and panel boxes are accessible prior to the inspection. Return visits because utilities were off, valves were off, pilot lights were not lit, or certain areas were locked or otherwise inaccessible will be subject to an additional fee starting at $100.00/hour ($100.00 minimum and additional travel charges may apply depending on distance). ◄