The home inspection usually occurs within 7-10 business days after the contract is accepted. The buyer will pay for and schedule the inspection and their Realtor will confirm the day and time for us. Typically, inspections are scheduled during the weekdays and as early in the time period allotted as the inspector will need 1-2 days to write up their report. Sellers should not be present for the home inspection. Instead, it’s a time for the buyer and the buyer’s Realtor to be alone in the property with the inspector. For condos, plan to be gone for up to two hours. For single family homes, the inspection can take 3-4 hours depending on the size of the home. You should prepare your home for the inspection the same way you did for showings with beds made, dishes put away, pets removed, etc.
Review Inspection Report
It is the home inspector’s role to prepare a very detailed, thorough, and comprehensive inspection report. Don’t be offended if you receive a report that exceeds thirty pages and identifies a large list of issues. This is common. If you've invested a lot of time and sweat equity into your home, we know that this can feel a bit insulting. Keep in mind that the purpose of the inspection report is to provide a general guide to help the buyer 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 you, the seller.
Inspection reports will usually cite the condition of the home and breakdown down issues by priority such as 1) health and safety, 2) significant deficiencies, and 3) maintenance issues. It is up to the buyer and Realtor to select which issues they wish to address. Their goal should be to select repairs that are necessary for their health and safety and to ensure that the home is in working order. Unless the home is a newly constructed home, they should not expect it to be brought back to brand new condition. In addition, quick, easy, low-cost repairs such as cleaning up rain gutters and paint touch-ups should not be included in these negotiations.
By contract, the buyer will typically have three business days from the time the inspection period ended to submit any requested repairs or remedies to the seller. The buyer will either ask for the seller to make repairs, provide a credit for the buyer to make the repairs after closing, or a combination of both. If your home is older, we’d encourage you to offer the buyer a one-year home warranty as part of the repair negotiations if this was not included as part of the original offer.
Both sides will have three days to come to an agreement. If no agreement can be reached, the buyer has three days to accept the terms as they are or terminate the contract and their earnest money will be returned.
If we’re able to come to an agreement, you and the seller will sign an amendment to your original signed contract. Any agreed upon repairs will need to be completed by you prior to the final walk through. The final walk through usually occurs the day before closing. In addition, receipts need to be provided to the buyer showing the required work was completed and paid for in full prior to the walk through. Any credits you agreed to will be reduced directly from your closing costs at closing.
Your contract will specify time allowed and deadlines for each action.