The primary objective of a home inspection is to provide Buyer's with important information pertaining to their prospective home and to point out any major defects before they decide to puchase a particular home. All homes will have their defects; the perfect home just does not exist.
Potential home buyer's often incorrectly view an inspection report as a mandatory repair list for the Seller. The fact is that Sellers are not required to produce a flawless house. They have no such obligation by law or by contract; therefore, most repairs are subject to negotiation between the Buyer and the Seller.
Typically, Buyer's will request that various conditions be repaired before the close of escrow, and Sellers will usually agree to some of those demands. But with most building defects, Sellers make repairs as a matter of choice, not obligation, in order to foster good will or to help accomplish the sale. Sellers can refuse any repair demands except where requirements are set forth by state law, local ordinance or the real estate purchase contract. Purchase contracts usually stipulate that safety issues be resolved, structural issues be corrected, fixtures working, windows not be broken, and that there be no leaks in the roof or plumbing.
Before Buyer's make any demands of the Seller, they should try to evaluate the inspection report with an eye toward problems of greatest significance. Look for conditions that compromise health and safety of the Buyer andf their family or involve potential or active leaks in the plumbing or the roof. Most Sellers will address problems affecting crucial areas or items such as the roof, electrical, plumbing problems and big-ticket items such as the furnace, boiler, electrical issues and Wood Boring Insects. I always recommend my clients to consult with their Realtor to help them work through an appropriate repair request list to present to the Seller.
David Valley
David - That's it. You're a bookmarked and favorite blogger for me. How'd I miss you?!
Jackie