My wife and I are in a position to list our house within the next few weeks. It has gained significant equity and we're looking to cash out and move into another fixer upper. We are in a bit of a hurry though to do this because we have our second child coming in the middle of April and my wife, who works now, will be on maternity leave over the summer so her income will be replaced by some of the money we receive from the sale. In the last month or so we've put all our time into getting the house finished up, and the last big issue is our windows. The house is a 4/2, 2100sqft cape built in 1940 with the original windows. Structurally they're fine, but they all need to be reglazed and repainted, and it's fairly obvious.
At this point we don't have the time or the money to get this done fully, but we also don't want it to scare off potential buyers. So first, are there any immediate suggestions? Next, is there any legal way to essentially do a form of cash back to the buyers to cover the cost of the repair? Asking in case they only have the money for a down payment. We got a quote to refinish them, and we would be fine paying the contractor directly to have this done after closing. I just don't know how to legally/ethically communicate this to a buyer. We aren't planning on pointing this out immediately, more so if/when it comes up during a walk-through or inspection. They all have storm windows and we're doing all the work we can in the time we have, including the glazing/painting when I have time.
Thank you all in advance
My two cents: don't overestimate your buyers. Many may overlook this defect, or consider that the sales price adequately compensates for it. Few will offer you full asking price unless you have listed the home below market. Sell the house "as is" and negotiate the price, if necessary, to compensate for the windows. Taking on a post-closing repair is unnecessarily complicated.