The inspection report will have an awesome amount of information, including pictures.  A list of issues and suggested repairs can come as a shock to buyers.  Just remember you are paying the inspector and should expect a thorough report.  So what comes next?

There is a big difference between suggested improvements and common issues (think missing handrail in the garage or some wood rot found on existing deck) and significant health and safety concerns (think mold growth in the attic or electrical overload in the circuit panel).  The good news is that most inspectors do the work for you.  The report will highlight what is a major defect vs. what is a relatively minor issue.

The minor issues are NOT a to-do list for the seller.  Any major issues can make or break the sale:  safety defects, health issues, mechanicals not working properly, structural issues.

We will go over the report start to finish.

Do you need any additional inspections?

Electrician

Plumber

Engineer

What defects or issues need to be addressed?

Items that MUST be repaired or replaced for financing, insurance.

Items that you would like to have addressed.

Items that are small / you can take care of yourself.

If repairs are needed:  there are options for you as a buyer.  We will put together a strategy and I will follow your direction.

These negotiations can become difficult.  Patience is often required at this point.  Keep in mind if a defect is discovered it can be a total surprise to the seller.  Agreeing on a remedy (negotiation or repair) can take days and I will be in your corner every step of the way.

The most common solutions include:

Seller agreeing to perform repairs.

Buyer accepting a reduction in purchase price in lieu of repairs.

Another resolution may include cash in lieu of repairs.

If we come to terms with the seller and you are satisfied, then you will sign an addendum to the contract and things will move forward. 

Some deals do fall apart at this step when buyers and sellers simply cannot come to an agreement.  If that happens you have a right to cancel the contract and request a refund of your earnest money.

On to Step 14: The Appraisal

Back to 20 Steps to Buying a Home