The home inspection can be a real estate transaction’s most stressful and potentially contentious part. Buyers often request and expect unreasonable repairs, while sellers often fail to concede in repairing or issuing a credit for even the most reasonable requests. The unrealistic expectations on both sides and the failure to compromise can lead to the deal falling apart.
A skilled realtor with connections to a reputable inspector is crucial. An experienced inspector can help ensure a thorough property assessment, while a qualified realtor can guide the buyer and seller toward a fair agreement that works for both sides. If you’re in Illinois or another attorney review state, the agents must remain heavily involved as they understand the cost and severity of unresolved issues. An attorney will facilitate the back and forth and ensure the process abides by that state’s legal standards. Still, only the agents will know how long the property has been on the market and the number of offers. They have met with the listing agent and know the seller’s situation. All of these are essential factors in determining the flexibility of each side, how hard to push, and when to push for inspection items.
So, what are reasonable requests? They include anything that addresses major defects or items that are inoperable, safety hazards, or code violations. Unless you’re purchasing new construction, normal wear and tear are to be expected. Generally, fixing something that costs less than $250 is considered a minor repair and should not be requested. Here are some common issues that occur during an inspection:
Water Stains
If the stain is currently wet, this is an indicator that there is an active problem. No matter how big or small the area is, it’s reasonable to ask for the root of the issue to be explored and corrected. If the stain is dry, it might have been a prior issue that has been corrected. The painting to cover the stain is cosmetic and not a reasonable request.
Broken Window Seals
This is a gray area. It is reasonable to ask that these be repaired, but be prepared for possible pushback. Some sellers might argue this is unreasonable because it was noticeable during the showing.
Worn Floors that need Refinishing
If deep gauges were hidden during the showing, it would be reasonable to ask for a credit to repair the flooring as it is considered a defect. However, if they were noticeable during a showing, it would be considered cosmetic and should not be requested.
Missing Caulk
This is an easy fix that you can request the sellers to correct on their own prior to closing. Left unrepaired, this can cause leaks and water issues.
Missing GFCI
While this is a safety issue and a code violation, it only costs around $50 to purchase and install new outlets. So, this would fall under the umbrella of “Under $250 to fix” and, therefore, should not be requested.
Aged Mechanicals
If an item such as a furnace is near the end of its life but is functioning correctly, a credit or replacement is not appropriate. In this case, it would be common to request a home warranty either as part of the offer or in place of the credit or replacement request.
Past Code Violations
These are items that would be considered code violations today but not necessarily when the home was built. In most cases, the seller is not responsible for bringing the house up to code.
Safety Violations
Items such as mold, asbestos, radon, or even lead-based paint can pose significant health risks and should be addressed if uncovered.
There is a lot of gray area in navigating a reasonable versus unreasonable request, which makes this part of the process tricky. Deciding what to request entails leveraging the repair cost, how important they are to you as the buyer, and how much you’ve already asked for. Remember, a real estate transaction is a two-way street and needs to be fair on both sides for it to work. Most importantly, accept that there will be some battles you win and some you lose. The majority of the items most buyers and sellers get hung up on are not worth risking the deal or your dream home over. Remember to always look at the bigger picture and hire an experienced agent who will be able to facilitate this complicated part of the transaction. This way, you’re protected and less likely to lose your dream home!
Written by Hayley Westhoff