From Homescape

On one of my recent inspections, I spent four hours crawling over every square inch of the home. During my excursion, the home seller decided to shadow me every step of the way. Usually, Realtors tell the owners not to be at the property for the inspection, but sometimes they like to hang around. If I’m working for a buyer (like I was in this instance), they want me to note every little fact in the hopes of having the previous owner have it repaired before they move in. This particular owner became defensive of his home. He really had maintained it well, but there is always something to find.

My buyer had requested that I ask the owner to replace a door that appeared damage. Then he wanted to know if I could mention the paint job in the home, and while I was at it, to toss in a comment about a mirror in one of the rooms. I can mark various items in my report, but most inspectors will not mention cosmetic concerns, because they can be easily repaired. For the most part, I prefer to stick to items that need major repairs.

The buyer then asks me two questions that I frequently hear:

1. Can you make the seller fix all of this?
2. Can I lower my offer due to these items?
   

Negotiating the terms
Keep in mind, that during the inspection process, the contract is still being negotiated. The inspector cannot make the seller do anything to his home, nor can the inspector have the price lowered. As inspectors, we are there to provide you with information about the home.

So what does happen after the inspector produces his report? If you are working with a real estate agent, I would provide a copy to him. Your Realtor is the negotiator, so they will look over the report to see if changes need to be made to the contract. They will work out the details with the seller and his agent.

Be realistic
Can you ask for minor repairs like a new door? Yes, but realistically it might not happen. If the report raises some major red flags, the seller may be forced to lower his price, or he may make the repairs on his own. Cosmetic issues are generally ignored by agents and their sellers, because they feel that this will not affect the value of the home. Most sellers have already been making repairs, so they will not budge on some of the more minimal requests.

If you are not using a Realtor, you’ll have to work through a reasonable deal with the seller or his agent on your own. Ask the inspector about the major issues of his report, such as foundation repair or another item that would require significant work. Ask for an estimate of the cost of repair. If you have this information, you can discuss price or other concessions knowledgeably.

Should you bring up the paint job? Well, you could if the home really needs new paint, but I suggest that you focus on the main goal: obtaining your new home with no major work needed. You may want to ask the seller to pay for a home warranty insurance for the first year if equipment is older. This type of insurance covers equipment not included in your homeowner’s policy.

Realize that no home is perfect, not even one that has just been built. You may have to live with some defects, or you will have to repair them on your own. It is tempting to want a perfect home, but like all great fairytales, they are a figment of our imagination.

Frank Schulte-Ladbeck, Professional Real Estate Inspector