How many times have I heard a Buyer say they were told "the Seller MUST repair all items which come up during either a home inspection or an appraisal? Too many to mention!!! I wonder how many agents have told their Buyers this information knowing that if they explained the options that a Seller has, that same Buyer would be hesitant to sign the contract?
For instance, if a home inspection report says the house has to be powerwashed does the Seller "have" to complete this repair? What if some of the gutters are missing? A porch railing is rotten? Correct me if I am wrong (I want your feedback), Sellers DO NOT have to fix anything. There is an option to cancel the contract and fix absoultely nothing including FHA-related repairs. I tell my buyers ALL of the possible scenarios that could arise concerning repars:
1. Seller can agree to SOME of the repairs and not others;
2. Although some repairs are major, safety-related and required for an FHA Loan, this does not mean the Seller is required to make repairs, only that in order for the Seller to continue with that particular contract, the Seller MUST complete the repairs. I do explain to my Buyers that some Sellers will simply cancel the contract if they cannot or will not do those repairs.
3. I do not "coach" my Buyer on which repairs to put in the Addendum, I only advise them that the mandatory repairs must be included. It is the Buyer's choice to include minor, cosmetic and non-mandatory repairs. I DO however, advise my Buyers that requesting numerous, minor and otherwise normal repairs that are usually part of routine maintenance by homeowners can sometimes "kill" a contract.