You’ve got your property under contract and the buyer’s inspector comes through. Inevitably, the buyer’s agent then sends you a list of repair requests. Sometimes, the inspector’s findings are minor. They really HAVE to point out something. But, more often than not, they come back with some items we’ve never even heard of, let alone thought about. Honestly, sometimes we wonder if we shouldn’t leave something undone on purpose, just to give the inspector something to find that doesn’t come as a surprise!
- When’s the last time you’ve been up in your attic?
- Have you tested for radon?
- Do you regularly look in the electrical panel and check for double tapped breakers?
We had one inspector decide that it was necessary to insulate a vent that we couldn’t even reach!
With some buyers and agents, you can simply offer to roll the repair costs into the closing. Essentially, you’re going to be paying either way, but this approach allows them to decide what will match their satisfaction. With others, however, the knowledge of these repairs (identified by the inspector they hired) will override logic. They will insist that the repairs be done or they’ll cancel.
Now, you might think some of the requests are pretty minor and you could fix them yourself. Well, here are a few reasons why that might not be the best idea:
- The inspection repair request may very well state PROFESSIONAL REPAIR or some equivalent term (handyman, plumber, electrician, etc.).
- Quite simply – liability. Think about it – if there’s a problem with a repair YOU made and it’s not apparent until AFTER closing, do you want really to be called about it after you’ve sold the house and moved on to the next project? They could demand you hire a professional to come back and fix it to their satisfaction. They may have watched too much reality TV and decide it might be fun to involve an attorney.
Kind of stressful, right? So, it’s far better to open the wallet and hire the pros to come in and be the ones on the hook if something goes wrong with the repairs after closing.