Buyers believe that a report lists down all that is wrong with the house that they should ask sellers to fix before closing the sale. However, they do not realize that sellers are not required to say ‘yes’ to anything a buyer says. Sellers are often accommodating to buyers’ requests. Buyers should also know that these sellers will only entertain those they feel are reasonable.
Reasonable repair requests that a buyer can ask a seller to address after doing an inspection are those that they consider as important. They often involve the following:
- Structural integrity – things such as foundations that are badly damaged and other defects due to poor construction.
- Electrical – It includes electrical panels and wirings that are unsafe for use or outdated and no longer meet the building codes and safety standards.
- Roof – major problems like damaged or missing shingles and leaks
- Pests – from removal or extermination to ensuring that the home is completely pest-free
- HVAC – such as failing or outdated components
- Plumbing and Water – outdated and leaking pipes, major drainage issues, low water pressure, and other issues due to water damage
- Lead – Sellers are required by law to disclose if a home has lead paint, and lead paint test kits are enough to confirm this. If testing is yet to be done by the seller, buyers should insist on doing a bulk test to determine the extent of the use of lead-based paint in the property. This can be done with something like a handheld XRF machine.
- Asbestos – It’s important if components often associated with asbestos are damaged.
- Radon – high radon levels are often found in basements, and only testing will confirm the levels. It cannot be checked through sight or smell.
- Mold – Significant mold infestation must be addressed due to the health risks involved.
Buyers should keep in mind that they are not buying a brand-new home, so they should expect some flaws with the property. Only request repairs that they consider a major deal-breaker that can put anyone’s safety and health at risk.
Unreasonable requests focus on only cosmetic issues that have no bearing on the structure itself. It includes things such as broken tiles and worn-down flooring. It can be peeling wallpaper and faded paint. Any issues that involve external buildings are also expected to be handled by the buyer since it has no bearing on the main house. A good rule of thumb is if the repairs cost less than $100, buyers should handle it.
Don’t be surprised if a seller turns down certain repair requests, or even all of them if there are other interested buyers. Sellers want to move on quickly with the sale and would rather not handle any repairs unless mandated by law. They also want to finish it quickly, which may compromise any repairs.
Is A Seller Entitled to the Inspection Report?
In many states, sellers are legally required to disclose any issues present in the home they are listing. After getting a pre-listing inspection or without it, they can do it as long as they indicate all the issues they are aware of. They will only rely on the buyer’s inspection since buyers are given a period to inspect their own before heading to the negotiation table.
Buyers who hired someone to check on the condition of a home they are eyeing are expected to receive the report once completed. They paid for the service. They often only give a full copy to their realtor to better understand what to do with the transaction.
On the other hand, Sellers are not entitled to the same report. While a seller can request a copy, it is up to the buyer whether to furnish them with a copy or not or share certain sections.
If the home passes, sellers themselves no longer ask for a copy. But if it fails, buyers typically provide only the major concerns discovered during the inspection. They don’t provide the entire report. Once the buyer fills out an RR form, they often include relevant report sections to support their repair requests.
Sellers often only get a general gist of the report’s content once negotiations start. Buyers will use the report as their bargaining chip and discuss what should be done. They cannot do that if the seller has no idea what the buyer is talking about.
An inspector is legally bound to report to whoever hired his or her service. This means if you hired the inspector, they must only give the result to you. The report is only given to the buyer for a buyer’s inspection. On the other hand, a pre-listing inspection means that only the seller will get the report. However, the seller must divulge important findings.
