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?
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.
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
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.
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.
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
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.
Roy, good suggestions. Glad to hear you made it to Lititz. I look forward to your pics.
Cal
Cal, Here the buyer gets copies of the receipts etc and does a final walk-through.
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
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.
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.
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.
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!
Thanks for the advice. I typically request receipts, but when there are no receipts I do have a reinspect!
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!
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.
To hear from so many of you from different parts of the country is extremely helpful. Thanks for sharing your insights and tips.
Cal
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