Q&A – Inspection Response

Here is an example of a question that came up during the inspection negotiation (with some small exaggeration:)

Agent, I just received the inspection response you sent over from the buyers. However, there are over twenty-five things the buyer wants me to fix! Is this realistic? This list includes everything from replacing a grate on my cooktop, to replacing a single cracked tile in the kitchen, to having my roof professionally inspected and repaired. This could cost me thousands in hiring consultants just to come out and look at the issues. Help!

Client, remember, that an inspector is hired to find all the issues that could potentially plague the buyer, not just now but years down the road. Some agents recommend their buyers simply turn over the entire list to the sellers to see what the seller will get done. Other agents recommend their buyers focus on the most important items to keep the homebuying process moving forward.

Regardless of how long the list supplied is, you as the seller have the right to choose what you are and aren’t willing – and able – to do.  Items that are easy and inexpensive to fix are items I usually recommend be fixed by the seller. It shows good faith and that you are willing to help the homebuying process move forward. However, if you are moving into requests that are very expensive such as major plumbing, electrical and appliance repairs, and issues with the roof or foundation, this is where I recommend the seller consider hiring a professional to assess the situation and determine what repairs need to be made. Buyers can get very nervous when faced with major repairs and the transaction may fall apart if the buyers feel there may be other issues if the maintenance isn’t handled by the seller. And the next buyer who comes along may have the same concerns, but in the meantime, you have lost valuable time and money. 

Recently I had a seller who received a long list of requested repairs from the buyer. The seller was a bit offended by the list and wanted to respond by not doing any repairs which possibly would offend the buyer and therefore terminate the deal. We went over the list together. I brought in a handyman and asked for a quote on the reasonable repair requests. It mostly came down to the seller being stressed out and not wanting to fix anything so instead of going along with all the buyer’s requested repairs, the seller chose those that any buyer would expect. The buyer agreed to just having those items repaired. The seller didn’t have to do anything and the handyman handled the punch-list.

So before getting frustrated with a long list, sit down and read through it. Get the easy items complete and determine what and how you will do about the rest. Don’t get overwhelmed.