Many sellers hire inspectors and appraisers to value their home prior to placing it on the market. It’s important for buyers to hire their own inspector to get an independent opinion. If a buyer orders an inspection before the sale goes through, the seller may have to resolve any issues that arise. If you forego the inspection, you inherit any problems that come with the house.

Importance Of Inspections

Homes aren’t always well cared for and it’s relatively easy for an unethical owner to paint over a water stain rather than fix a leaky faucet. Clunky furnaces and loud A/C units are symptoms of equipment the owner hasn’t maintained, but it isn’t the only issue that can arise. From hidden mold to lead pipes, there are hundreds of things that could be wrong that a layman wouldn’t notice in a walk-through. 

Buyers should include a clause in the written offer that makes the sale conditional on an inspection. This gives you the freedom to walk away if the report comes back negative. Alternately, you can lower the offer price or ask the seller to pay for repairs.

Inspection Process

There’s no uniform process for conducting an inspection. Generally, it includes a report of the heating and cooling systems, plumbing, electrical system, flooring, ceilings, roofing, drainage, foundation and basement, where applicable.

Most states don’t offer a licensing process for inspectors. This means that you might not get a comprehensive opinion on other issues, including termites, lead, rodents, asbestos or methane gas. You can ask for the inspector’s opinion, then hire someone who specializes in the areas of concern.

For example, if the inspector suspects a rodent issue, you can ask a pest control company to inspect the property and provide an estimate to resolve any issue.

What’s Not Covered

The inspector is looking for serious issues, so don’t expect every scratch and ding to appear on the report. If you’d like a greater deal of control over the process, you may be to request to walk through the property during the inspection. However, most sellers are reluctant to allow this for a variety of reasons and it may increase your inspection fee.

Ordering an independent inspection gives buyers important insight into defects in the home they are about to purchase. Foregoing an inspection to save a few hundred dollars could end up costing you a lot more if issues come up after you move in.

Your trusted mortgage professional works with inspectors and appraisers on a regular basis. When the time comes to schedule an inspection, be sure to ask for a referral.

The perfect home has been found, the one in the right neighborhood with the right amount of bedrooms and bathrooms. The home inspection is complete, but a few issues have been found. At this point, a home buyer has decisions to make. 

What Repair Requests Can Be Made After a Home Inspection?

Structural defects found during a home inspection are the responsibility of the seller and must be fixed. In addition, Realtor.com states that the following must also be repaired by the seller:

• Water penetration such as mold or wet basement/crawlspace
• Any code and safety violations like unstable decking or missing handrails

Cosmetic issues like bold paint choices or peeling paint, nail holes, and other normal wear-and-tear are the responsibility of the buyer, not seller.

Additional Repairs To Request 

Home buyers do have the option of requesting repairs they believe are the seller’s responsibility. These often go beyond obvious structural issues like a sinking foundation or mold in the basement.

Additional repairs that home buyers may request include but are not limited to:

• Replacing pipes with leaks
• Replacing galvanized pipes due to lead contaminant, low water pressure, and leaks
• Upgrading electrical wiring in a home built before 1960
• Fixing cracked window(s)
• Installing new HVAC and/or water heater

Sellers may be willing to replace old sewer lines known as “tar paper” pipes. These “tar paper” pipes are called Orangeburg sewer pipes and often found in older homes. On average, this older type of sewer pipe has a 50-year life span. However, as it ages, it can begin to disintegrate with tree roots penetrating the material. A home buyer can hire a plumbing professional who specializes in sewer pipes to inspect the system as part of the overall home inspection.

There may be additional issues that the seller is not required to fix, but that leave the buyer unhappy. When this happens, it can be possible for the buyer to request a repair credit be added to the final contract. Typically, this works best when the repair or issue has a potential cost of more than $500. 

Qualified Home Inspection

Repair requests made by the home buyer, whether major or minor, usually are more credible when done in conjunction with a qualified home inspection. Not every state requires home inspectors to have specific certifications or even licensing, so it’s essential to work with real estate agent to select a qualified professional. A qualified and independent home inspector is the buyer’s responsibility. This inspector should have established credentials and belong to trade association, versus a friend or family member that “knows houses”. 

Home buying can be an overwhelming experience, but knowing which repairs to request the seller to fix after the home inspection, is one less item to worry about. Timely and open communication with your trusted mortgage professional throughout the process can help to ensure a smooth and successful home buying experience.