It is the home inspector’s role to prepare a very detailed, thorough, and comprehensive inspection report. Don’t be alarmed if you receive a report that exceeds thirty pages and identifies a large list of issues. This is common. Keep in mind that the purpose of the inspection report is to provide a general guide to help the client make their own evaluation. It is not intended to reflect the value of the premises, the advisability of the purchase, or to be a technically exhaustive. The report only takes into account those items that are visible and should not be construed as a compliance inspection. Lastly, it is not meant to be a to-do list for the seller.
Your goal is to select repairs that are necessary for your health and safety and to ensure that the home is in working order. Unless the home is a newly constructed home, you should not expect it to be brought back to brand new condition. In addition, haggling over quick, easy, low-cost repairs such as cleaning up rain gutters and paint touch-ups is probably not worth it. Remember the seller is trying to move too. Let’s keep our negotiations reasonable.
As you read through the report note whether each issue is an A, B, or C as follows:
A: Issues you feel the seller must repair or you’re not willing to go through with the transaction. For potentially high-priced repairs related to the electrical, plumbing, roof, foundation, or water intrusion issues, etc., we may need to have additional specialized inspectors give us a better idea of the scope and cost of potential work.
B: Issues you’d like the seller to fix but would be willing to still close on the house without the seller fixing.
C: Issues you’re OK with fixing yourself or feel don’t really need to be fixed.
If you can, please email us your A, B, and C lists. Otherwise, we will talk through the report item by item and develop a final A and B list. We will then determine which items we’d like to ask the seller to repair and which we’d prefer a credit for you to repair the items after closing. Any credits agreed to by the seller will be reduced directly from your closing costs at closing.
If you are concerned about the overall working condition of the home, we’d encourage you to ask the seller for a one-year home warranty as part of the repair negotiations if this was not included as part of the original offer.
Once we’ve decided on a final list of repairs, we’ll negotiate with the seller. If there are only a few minor issues that need to be fixed, the negotiation will probably go quickly. However, if contractors need to be brought in to provide repair estimates an extension may be needed. Once we are able to come to an agreement, you and the seller will sign an amendment to the Purchase and Sale Agreement. The repairs are the responsibility of the seller and will need to be completed by the final walk through with receipts proving the work was done provided to us. If we are not able to come to an agreement on repairs, you have the right to cancel the contract instead and get a refund of your earnest money.