Almost every Purchase & Sale Agreement has a clause that allows the Buyer to make the purchase of your home subject to an inspection. Most Buyers will pay a professional Home Inspector to review the structural integrity & condition of your home, from the crawl space & attic, to the electrical service, appliances, and exterior. You should not be home during this appointment, because you will feel like the inspector is focusing on every little thing…and they are. We do not want you to feel offended when the inspector is just doing their job. However, most Buyers will ask only for the main items to be repaired. The Buyers’ agent will be with the inspector during this appointment, and most often the Buyers as well. This is also an informational period where Buyers learn what they can expect by way of future maintenance.
Common Home Inspection Issues:
If your furnace has not been serviced in the past year, expect the Buyers to ask for this, especially if the furnace is gas.
Hot water Heater:
Lack of earthquake straps or overflow valves not plumbed outside are common recommendations on inspection reports.
Bathroom/Bathtub Caulking or evidence of leaks:
Leaking toilet seals, bad grout, fan vents disconnected are also very common items requiring repairs.
Does your roof have 5 or more years or life left? If not, or if suspect, the Buyer will ask for a professional roofer to provide them with a roof certification, or a new roof. You may want to get this information, in advance, and ask for bids from qualified professionals for repair or replacement, as needed.
Broken screens around crawl space vents, evidence of pests, or evidence of current or past water in the crawl space are all going to show up on the report. If there is evidence of water in the crawl space, you will be asked, no doubt, to have a drainage expert inspect & advise. You may be asked to make sure the footing/foundation drains are unplugged, install a sump pump, or a crawl space gravity flow drainage system, spray for pests, add additional foundation vents, and so on.
Electrical Service Panels:
If GFCI outlets aren’t working, outlets aren’t grounded, or someone has double tapped into a breaker, you will be
asked to repair or have that item on your electrical panel reviewed by a qualified electrician.
Seal Gone in Double Pane Windows:
This may need repaired ‘or replaced, depending on the type of window.
Expect to have the septic pumped & inspected within 1 year prior to closing, and a well purity test, at a minimum.
While most of these items are negotiable, a few might not be. We’ll deal with these items one step at a time! The Buyers will have time frames & notice forms that they will need to complete & deliver to us. We’ll have some time to review and respond (usually 3 days) & negotiate these inspection requests. You can count on me to provide you with ideas & advice.
There may be occasions when the Buyers will consider a price reduction, a specified payment perhaps towards an allowance or closing costs from the Sellers in lieu of repairs.