In the North Metro Atlanta market the most common issues we see from inspections are:
- Wood and Siding Rot
- Current or Past Rodent/Pest Issues
- Minor Electrical (i.e., Double Taps to GFCI Outlets Needed)
- Aged Systems (HVAC, Hot Water Heater)
- Failed Window Seals
- Deck Issues (Improperly Built to Repairs)
- Settlement Cracks in Mortar or Driveway
A contract is never complete till money has exchanged hands and one of the major hurdles is to get past the due diligence period and inspection. A good Home Inspector will flag every current and potential item in their report.
A Buyers Agent should always have an Inspector that they have a trusted relationship with ready to refer. One that is built on experience and an understanding that the client’s interest and protection is the #1 priority. Buyers can always select their own inspector and their Agent will make arrangements to get the inspector access to the property.
Once the Home Inspection is complete and the Buyer pays for the inspection, then the report is typically emailed to the Buyer and their Agent. It is this moment when the hood is opened and a more complete view is made into the house and any material defects or flaws are disclosed. Wood rot, dripping pipes, broken window seals, doors sticking to minor electrical issues are common.
The Buyer and their Agent will get together to discuss the report and determine what if any requests need to be made to the Seller. A price concession or request to take care of the repairs are typical options. Buyers can even terminate the contract, as long as it is during the due diligence period.
What to do if you need to negotiate home inspection issues?
Remember to keep things in perspective. No home is perfect. Even with new construction, a good inspector will find items that need to be addressed. This is why there is a Due Diligence period and allows the Buyer to get a proper assessment of the house they are getting ready to potentially buy and work out any issues with the Seller during this period.
We always advise our Buyers and Sellers to be open minded when negotiating home inspection items. Addressing major items professionally and fair is a path to the closing table. The Agents representing the Buyer and Seller should have ample experience in how to best navigate this process.
We believe Buyers and Sellers should always push for a closing cost credit or a price reduction whenever possible when addressing repair requests coming from the inspection. The risk that the Buyer is not happy with the work can cause a dispute at the closing table and become a stressful and potentially litigious nightmare for all parties.
Here is an example ~ A Buyer, following an inspection, requested the Seller to address a Garden Box window that had a failed window seal in one of the panes. The language was vague and the Seller proceeded to replace the failed window pane. What went wrong? The Buyer was expecting a complete new Garden Box window unit and not just glass replacement.
Your Agent will be able to help you navigate this process and should have proven contacts ranging from inspectors to contractors to handle all your needs.
