Machine designer · Columbiaville, MI · Member since 2015 · 65 posts · 10 votes
I am buying a home from a broker and do not have an agent myself. I found the property and had someone from the listing agency show it to me. She submitted the offer and has been good to work with.
I just had an inspection done and there are a few repairs needed. The seller agreed to fix the roof. How do I make sure he fixes everything the inspector suggested for the roof, as well as several other things the inspector found.
The selling agent said I need to respond in writing to ask for any repairs. Is there a proper way to do this?
Real Estate Broker · Jacksonville, OR · Member since 2009 · 199 posts · 155 votes
10y
There is generally a provision in a repair addendum, giving you the ability to have your inspector re-inspect the fixes to your satisfaction. For example, you give them a fix by deadline, then you have a few days to inspect repairs to make sure they were complete to your satisfaction.
As an agent, I usually utilize the Home Inspectors verbiage on his/her report to be specific about the repairs, and reference the problem on the inspection report within the repair addendum, to remove any ambiguity.
Obviously, you provide the home inspection for the Seller's Agent to review and so that they can show the contractor they hire the inspection report.
In a repair addendum, it needs to be specified if you require a licensed contractor to perform the work.
If a licensed professional does the work, then they become liable for the work they have completed. If you allow a homeowner or a non-licensed professional to complete the work, you are smart to have your inspector re-inspect (a fee is involved, check with your inspector). You might have re-inspected regardless of who completed the work if you have any concerns.
Real Estate Broker · Jacksonville, OR · Member since 2009 · 199 posts · 155 votes
10y
There is generally a provision in a repair addendum, giving you the ability to have your inspector re-inspect the fixes to your satisfaction. For example, you give them a fix by deadline, then you have a few days to inspect repairs to make sure they were complete to your satisfaction.
As an agent, I usually utilize the Home Inspectors verbiage on his/her report to be specific about the repairs, and reference the problem on the inspection report within the repair addendum, to remove any ambiguity.
Obviously, you provide the home inspection for the Seller's Agent to review and so that they can show the contractor they hire the inspection report.
In a repair addendum, it needs to be specified if you require a licensed contractor to perform the work.
If a licensed professional does the work, then they become liable for the work they have completed. If you allow a homeowner or a non-licensed professional to complete the work, you are smart to have your inspector re-inspect (a fee is involved, check with your inspector). You might have re-inspected regardless of who completed the work if you have any concerns.
...you are smart to have your inspector re-inspect (a fee is involved, check with your inspector). You might have re-inspected regardless of who completed the work if you have any concerns.
What she said.
And as you move forward in buying other properties, consider negotiating with the inspector you choose to work with, that you'll toss them all your inspections (if you're of a mind to do so), but would like them to include re-inspections as part of their scope of work.
Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
10y
No. I assume you'r using a standard as is contract. Anything you want repaired is a negotiation. I especially wouldn't be asking for repair of things that are obvious, as your offer should have been based on that.