Admin

Do you have a reinspection after repairs are made by the seller?

By
Real Estate Agent with Keller Williams Elite RM423455

Do you have a reinspection after repairs are made by the seller?

I was asked by a fellow agent whether I suggest to my buyer to have a reinspection when repairs are completed by the seller. I have not done this, but it did get me thinking.

Invoices, proof of payment for the work and looking at the work during the final walk through have been the means I have used to verify the repairs. I have not suggested asking the inspector to return and inspect the completed work.

What means have you employed to verify the repair work a seller has completed before the closing of the real estate transaction?

Posted by

 

 

Living in Lancaster Group

 

An agent who places your interests as his first priority. 
Cal Yoder

Your Homes for Sale in Lancaster Agent

Keller Williams Realty Lancaster

1630 Manheim Pike

Lancaster, PA 17601

Office Phone: 717-735-1145

Cell Phone: 717-413-0744

facebook          LinkedIn Cal Yoder Realtor       twitter Cal Yoder Realtor     Cal Yoder google


  Living in Lancaster channel

 

 

 Lancaster, PA Home Search


You can find great local Lititz, PA real estate information on Localism.com The Living in Lancaster Group - Cal Yoder            717.413.0744       is a proud member of the ActiveRain Real Estate Network, a free online community to help real estate professionals grow their business.

Andrew Mooers | 207.532.6573
MOOERS REALTY - Houlton, ME
Northern Maine Real Estate-Aroostook County Broker

Good idea. Tidy up the loose ends before the sale, not after.

Mar 26, 2012 07:50 PM
Chuck Carstensen
RE/MAX Results - Elk River, MN
Minnesota/Wisconsin Real Estate Expert

I so rarely have buyers ask for repairs.  If its for an appraisal then the appraiser verifies it otherwise it bet its good to get back out there.

Mar 26, 2012 09:07 PM
Cal Yoder
Keller Williams Elite - Lititz, PA
Homes For Sale in Lancaster PA - 717.413.0744

I thought it was a fairly good idea, though not that many agents use it.

Chuck, it is interesting that you rarely have buyers who ask for repairs. They just accept the property without repairs or they receive a credit?

Cal

Mar 26, 2012 09:15 PM
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

Cal, for me it depends on the scope of the work that was performed.  For some fairly minor items, I don't believe it's necessary, while for others, it's a definite must.

Mar 26, 2012 09:36 PM
Steve and Jan Bachman
RE/MAX Gateway, Reston, Herndon, Ashburn, Sterling, Fairfax - Herndon, VA
Realtors - Northern Virginia

We do the same thing you do Cal. Deliver the receipts for the work.

We also ask for the seller to pay for a one year home warranty in all our offers. If he refuses, we recommend that our buyers get one. This helps give them coverage for anything missed and they end up using it 50% of the time on average and were happy to have it.

Mar 26, 2012 10:11 PM
Cal Yoder
Keller Williams Elite - Lititz, PA
Homes For Sale in Lancaster PA - 717.413.0744

Gabe, that does make sense. Do you have an example of what work you have completed in which you have used a reinspection?

Steve, thanks for your insight. Pushing for a home warranty is something I probably need to do a much better job of.

Cal

Mar 26, 2012 10:35 PM
Roy Kelley
Retired - Gaithersburg, MD

It pays to take a close look at completed repairs.  If they are complicated, recommending a reinspection could be advised.  

One of the common problems relates to repairs that are done by unlicensed persons.  

Have a wonderful week.

Dolores and I did get to Lititz for a short visit on Monday.  We will have to meet with you on the next trip.  I will post some of our photographs in future blogs.

Mar 27, 2012 12:04 AM
Cal Yoder
Keller Williams Elite - Lititz, PA
Homes For Sale in Lancaster PA - 717.413.0744

Roy, good suggestions. Glad to hear you made it to Lititz. I look forward to your pics.

Cal

Mar 27, 2012 11:21 AM
1~Judi Barrett
Integrity Real Estate Services 116 SE AVE N, Idabel, OK 74745 - Idabel, OK
BS Ed, Integrity Real Estate Services -IDABEL OK

Cal, Here the buyer gets copies of the receipts etc and does a final walk-through.  

Mar 27, 2012 12:01 PM
Cal Yoder
Keller Williams Elite - Lititz, PA
Homes For Sale in Lancaster PA - 717.413.0744

Similar to what I have done. Thanks Judy!

Cal

Mar 27, 2012 12:31 PM
Gloria Todor
Premier Property Sales & Rentals - Springfield, PA
& Doug Durren (484) 431-3686 in SE PA

Hi Cal, We do the same as Gabe and Judi, that is, large work is re-inspected before settlement, do a final look at walk-through and receive copies of all work orders from licensed workers. 

Gloria

Mar 27, 2012 01:13 PM
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Congratulations on the featured post. We usually ask for receipts for the work done by licensed professionals and look for the repairs at the walk through.

Mar 31, 2012 08:35 PM
Lenn Harley
Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate - Leesburg, VA
Real Estate Broker - Virginia & Maryland

Depends on what is written into the Home Inspection Report.  We include a requirement that the seller provide a PAID RECEIPT by a licensed contractor to verify that the repairs were made. 

Having a follow up by a home inspector may cost the buyer another fee. 

If there are extensive repairs, we do the pre-settlement walk-through a few days prior to settlement to allow time for the buyer to receive proof of the work done.

Each case is different but follow up inspections are rare.

Mar 31, 2012 08:41 PM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good morning Cal,

Follow up inspections are usually done if repairs are complicated. However we are finding more sellers are crediting the buyer with an agreed upon amount at closing for for closing costs in lieu of repairs. This allows the buyer to complete their own repairs and oversee them.

Mar 31, 2012 09:22 PM
Mike Cooper, Broker VA,WV
Cornerstone Business Group Inc - Winchester, VA
Your Neighborhood Real Estate Sales Pro

Cal, some of the inspectors I've worked with will do a re-inspection at a discount.  They only inspect those areas that were worked on so it goes pretty quick.  It's a good idea.  Have a great week!

Apr 01, 2012 10:16 AM
Joy Daniels
Joy Daniels Real Estate Group, Ltd. - Harrisburg, PA

Thanks for the advice.  I typically request receipts, but when there are no receipts I do have a reinspect!

Apr 01, 2012 10:30 AM
Joan Whitebook
BHG The Masiello Group - Nashua, NH
Consumer Focused Real Estate Services

In addition to the receipts I try to negotiate for a "reinpspection" by the buyer/or expert, depending on if is something the homeowner can evaluate... I ask for that 10 calaendar days prior to closing..   This actually helps the buyer as well as the seller.  If there is a problem, the seller has time to have the person who did any "defective" work an opportunity to fix it!

Apr 06, 2012 12:15 PM
Teresa Cooper
Home Solution Real Estate Services - North Charleston, SC
SC Lowcountry - Charleston, Dorchester, Berkeley

Hey Cal - like everyone else, it depends on the client AND the scope of needed repairs.  In our market, it does seem to be most typical to have a re-inspect, though.

Apr 06, 2012 01:20 PM
Cal Yoder
Keller Williams Elite - Lititz, PA
Homes For Sale in Lancaster PA - 717.413.0744

To hear from so many of you from different parts of the country is extremely helpful. Thanks for sharing your insights and tips.

Cal

Apr 06, 2012 06:58 PM