Silver Spring Buyer FAQ: How are home inspection repairs verified?

By
Real Estate Agent with Thompson Company, REALTORS® MD594797

When you purchase a house in Silver Spring, MD and beyond, you typically get your inspections done within 5 to 14 days, depending on contract length and type of inspections. A Radon inspection, for example, requires a bit more time as the test should sit for at least 48 hours. 

If a full inspection contingency is part of your contract (there are different options), then, after careful review of the inspection report(s), you'll then draw up a repair request with your buyer's agent and submit it to the listing side. Once an agreement has been reached, the seller is responsible for having "all repairs/replacements done in a workmanlike manner". It is not necessary to always hire a licensed contractor (replacing a burnt-out light bulb is a good example here) but, in most cases, it is advisable and has to be clearly indicated by you, the buyer. 

The Home Inspection Contingency Notice/Addendum has a space for 

Licensed Contractor(s) and receipts: the following items enumerated from the above list shall be replaced, repaired or otherwise rectified by licensed contractor and Seller shall provide Buyer with a receipt from said contractors for such work by settlement: 

Buying a home in Silver Spring: how are repairs verified?Thus, before you sign the papers at settlement a copy of all repair invoices/receipts will be provided to you which serves as your verification that all agreed upon repairs have been successfully completed. In addition, the final walk-through (done within the 5 days prior to settlement) is another opportunity to verify repairs/replacements. For that reason, it is advisable to not wait until the very last minute to schedule your final walk-through. Should anything be unsatisfactory, there's time to address it and find a solution without having to postpone closing. 

More often than not, the repair receipts and your final walk-through is how you verify that all repairs/replacements have been addressed. 

Under certain circumstances, however, it may be smart to bring back the home inspector to help you check on all repairs/replacements. Any re-inspection costs would be yours to carry. A word of caution, however, at this time the inspection contingency has already been removed in exchange for repairs (and/or a credit), this would not serve as a second home inspection after which a new list of repair requests can be submitted/negotiated! 

Sometimes it is better to negotiate a credit vs. asking for repairs but that is a topic for another day. 

Silver Spring, MD Buyer FAQ: How are home inspection repairs verified? 

Posted by

ANDREA BEDARD, M.A. ~ THOMPSON COMPANY, REALTORS ~

 

 

   

                                                                                                              

 

Thompson Company, REALTORS
15711 New Hampshire Ave Silver Spring, MD 20905
o: (301) 384-9177 c: (240)593-2860

andreabedard.re@gmail.com

Andrea is a REALTOR® based in Silver Spring, MD. She has enjoyed assisting buyers and sellers since 2004 and focuses on residential Real Estate in  Montgomery and Howard County, MD. Andrea is a proud mom and hobby decorator with a vintage soul. She always answers the phone with a smile, enjoys running and treasure hunting and is addicted to coffee.

 

 All photographs are my own and I'd like to keep it that way. All information is deemed reliable but not guaranteed.

 

 

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Topic:
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Maryland Montgomery County Silver Spring
Tags:
silver spring md home buyer faq
how are home inspection repairs verified
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Rainmaker
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Brad Thomsen
Big Bear Realty - Edmonds, WA
Real Estate Services

Hi Andrea Bedard 

Great report on Home Repairs.

Home Buyers will appreciate this info.

Happy Selling!

Brad

Jan 06, 2018 05:58 PM #1
Rainmaker
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Elizabeth Weintraub Sacramento Real Estate Agent, Top 1% of Lyon Agents
Lyon Real Estate - Sacramento, CA
Put 40 years of experience to work for you

Hi Andrea: yes, I recall an escrow in which the seller had agreed to obtain a permit for the water heater repair. When we did the walk through, the water heater was empty, no water at all, no repairs. The seller said they didn't get around to it. We were closing the next day. The buyers could have held up the closing but they elected to close and then sue the buyer and his agent in Small Claims, and they got $5,000 out of court settlement.

Jan 07, 2018 10:54 AM #2
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Rainmaker
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Andrea Bedard

M.A.; REALTOR® Silver Spring, MD and beyond
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