If a home inspector finds anything wrong with these items , you should try to negotiate with the seller:. Basically, it is acceptable to ask the seller to fix any item that poses a health concern or safety issue. The rule of thumb is that if it affects your ability to enjoy living in the home, it is fair game for negotiations. Your real estate agent should be able to assist you in these discussions with the seller. Superficial items should not be high on your list of repairs that you ask the home seller to make.
Do not be the person that asks for picture hanging holes to be patched and wallpaper to be re-glued. These items are easy for you to fix and will not cost you very much in the long run. If you decide to list every little item that needs to be fixed in your request to the seller, the less likely it will be that they will want to fix anything for you.
It is best not to nit-pick and focus on the more significant issues. Keep in mind you are buying a previously lived-in home, not something that a contractor just built. There will be items you will have to suck up and take care of on your own. In most cases, a seller is not legally obligated to fix anything on the home. There are states where nothing that is brought up on the home inspection report is considered a must-fix. Although there are some states that have a few non-negotiables.
California for instance the contract can specify which party needs to bring the property up to current specifications on items such as:. Most often it is the seller who is held responsible for bringing the home up to current codes unless otherwise specified.
As a buyer, it is important that you are reasonable in your demands for repairs even after a home inspection report has revealed certain flaws. You will not find a perfect house, so it is important to weigh all the pros and cons before you decide to forgo the deal. In order to help you make the right decision after a home inspection reveals all the flaws in the home take a look at some of the issues, you should overlook and not make repair requests for.
Before an offer was made, you would have known about some issues with the house. The seller will not be able to fix everything and cannot provide the perfect home in most cases. Some issues that can be handled by you, the buyer, include repairing a cracked tile , non-functional light switches, and repainting some stained walls.
Although these may be bothersome, you should always keep in mind that other buyers are willing to overlook these issues. Concrete is naturally an absorbent substance so any liquid that comes in contact with it will settle.
One can expect that there will be cracks in the concrete floor of the basement if that is where household chemicals are stored. It is not a structural problem as it does nothing to hold up the physical structure of the house. However, if you find cracks in the basement walls that cause leaking then this should be a request for repair.
If these cracks are structural then it should be addressed by the seller before you sign off on the property. Other times, the cracks are nothing to be alarmed about unless the wall has completely shifted. You can submit a home inspection repair addendum if you want the seller to fix something.
However, that is rarely the end of the negotiation process. If a home inspection reveals major or structural problems, sellers should make repairs rather than risk losing the sale. However, many sellers refuse to make small or cosmetic changes to the home.
Many real estate agents recommend that you submit buying contracts with an inspection contingency. This clause says that if the seller chooses your bid, you will have the right to hire an inspector and see the report. The inspector should be qualified to tell you the condition of every part of the home. Many states require these professionals to have certifications.
Your inspector's job is to look for every single potential problem in the home. She will look at the rooms, attic, basement, roof, foundation, garage and any other structure on the property. She checks out the electrical, plumbing, heating and cooling systems as well. The inspector then writes a report on everything in the house that she believes needs attention. While the inspection is thorough, it does not cover everything. Your inspector likely will not check for mold, asbestos or termites.
However, you can request more specialized inspections if you fear that the home may have any of these issues.
You have the right to attend the inspection and should do so if you can. If not, your agent may go for you. If nobody from your family or your agent can be there, you should set up a meeting with your inspector to go over the details. Expect to see several pages in the report. The length of the notes can scare some buyers immediately, but it shouldn't.
The average inspection turns up 50 to problems. Most of these issues are minor things that the new homeowners can fix with relative ease. Related: Is it safe to waive contingencies when I buy my house? Some areas may be in greater demand than others. Demand can also differ according to the type of property involved. It may be that local condo demand is stronger than the interest in single-family homes. Or vice versa. It does happen that sellers often believe in good faith that their homes are in good condition.
A home inspection showing a significant problem is then a shock. For example, approximately two million homes were equipped with aluminum wiring between and , according to the U. Today, when aluminum wiring is found with circuits inside the home, buyers often demand a replacement. They do this because they fear higher property insurance rates or an inability to get coverage at all. Mortgage contracts, of course, require that property insurance must be maintained.
So, no property insurance, no mortgage, no sale. For sellers, the response is difficult. To repair or replace aluminum wiring is expensive. Depending on the home, this repair can cost thousands of dollars. When the property is again placed on the market, the aluminum wiring must be disclosed. The issue is likely to come up again.
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