Home inspection items- NOT wallpaper or ugly carpet

So, you are selling your home. Here’s what you need to know about inspections items. First of all, when someone puts a contract on your home they will most likely do an inspection. I do believe I’ve never sold a home that wasn’t inspected. When working with a buyer I tell them it is an absolute must even if the home looks like it’s in good condition, a condo or they know the current owner. A good inspector will find all sorts of hidden defects and all inspectors are NOT created equal so get a recommendation for a thorough and detailed one. I work with an inspector who also inspects the roof and not all do.

But I digress. So you are selling your home. The new buyer will get your home inspected within 5-10 days of purchasing. Even if the home is being sold “as is” the purchasers will probably (and should) still inspect your home and are allowed to terminate the contract based on any of the findings. Okay, the buyer’s inspector performs the inspection and writes up the inspection report. You, the seller, are allowed and should  see this report. Next, the buyer’s agent will write an inspection addendum asking for certain items to be fixed in order for the transaction to continue.

This is where it gets tricky. I’ve recently had the most frustrating experiences with the buyer’s agent/buyer asking for inappropriate items to be fixed or replaced.  On a recent sale in which the home I was listing was in really great condition the buyer’s Realtor asked for new appliances because the appliances were used. They were in working condition, had no defects and not extremely old. If the HVAC or any of the appliances are working you cannot ask for replacements. You can ask for appliances to be repaired.

Here are a few items that should be fixed if the inspector finds a problem:

Roof or chimney issues

Window issues- opening/closing or broken seal

Any leaks in bathroom or kitchen

Heating/AC unit

All appliances must work

Electrical issues

Mold- HUGE issue

Structural damage- HUGE issue

Termite damage

Please note. A buyer can decide to either ask for repairs or not. Maybe they are planning to replace the appliances anyway.   Also, a monetary credit amount can be agreed upon in lieu of making repairs. A combination of doing repairs and crediting is sometimes agreed upon as well.

Buyers, you cannot ask for new carpet, new appliances, fresh paint or landscaping. Those are NOT inspection items.

Inspections! This can be a daunting part of selling or buying a home. Everything is negotiable so I worry about making this seem so cut and dry. If you are planning on selling or purchasing a home it’s important to work with a Realtor who really knows how to negotiate for you. Contact me with any of your Real Estate related questions! I would love to assist you!

Ellen Moyer, RE/MAX Allegiance   www.ellenmoyer.com    ellen.moyer@rmxtalk.com