With All Due Respect, Mr. Seller -- I'd Rather You Didn't Do Those Repairs
This is inspired by some of the comments I have made on posts in reference to the issue of sellers completing repairs requested by the buyer after a property inspection. Actually, the issue is not the completion of the repairs but rather not completing or doing said repairs in a rather s%$^* shoddy manner.
Why are you asking a seller to repair or replace an either inoperable or damaged item? Do you believe he, although a perfectly nice person I am certain, will take the same level of care that you as the new homeowner will? Sure, you don't want a fixer-upper and I understand that. You have neither the time or the desire to do any work, you have told me this many times as you have seen homes. Wouldn't it be a better option if you could take control of the situation and hire your own contractor, handyman or job specific professional and they complete the job to your satisfaction.
In California our purchase agreement states all properties are sold in as is condition. The sellers in most cases(except bank owned, probate, some trust sales)are required to disclose in writing conditions in and around the property that they are aware. As I tell, my buyer clients --- some homeowners are more in tune with their home than others. This, in itself, does not make them bad people: they only know what they know. For you as a home buyer, you hire a professional home inspector and any other follow-up professionals to give you the best analysis of the condition of your home.
If there are issues that become known during the inspection/investigation process, you as the buyer have options.
- if you feel the issues raised during the inspection make the purchase not a good match for you, you can cancel the transaction and because it is during your due diligence time period, your earnest money deposit will be refunded.
- you can address your concerns with the property owner on a Request for Repairs or Other Action. You can ask for repairs to be made by the seller or you can ask for a credit or price reduction to cover these items. Please note: the seller is not required to do any repairs(beyond state mandated smoke detector and proper water heater bracing). So it becomes a matter of negotiation. As I have suggested earlier and as this post's title indicates, With All Due Respect, Mr. Seller -- I'd Rather You Didn't Do Those Repairs. I believe a credit or price reduction is the more desirable option for both the buyer and seller in the event this issue needs to be addressed.
- you can accept the findings from the inspection without asking for any repairs to be made, credits given or prices adjusted. Why would you consider this? Maybe you feel you have gotten a fair price and you can handle any repairs yourself or perhaps you are considering a major renovation of the home.
Each situation is always addressed on an individual basis--it is always your decision. Isn't it good to know the options, though?
With All Due Respect, Mr Seller --- I'd Rather You Didn't Do Those Repairs
Michael Jacobs is a Realtor who serves the San Gabriel Valley and the surrounding Northeast foothill communities within the city of Los Angeles. He can be reached by cell 818.516.4393 or michaeljacobs@coldwellbanker.com.
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