On a Home Inspection what can the buyer asked to be fixed?

By
Real Estate Broker/Owner with Godzyk Real Estate Services NH License 033394
https://activerain.com/droplet/5jKY

Home Insections a.k.a. the deal killers. The questions of the day is what can a byer asked to be fixed VS what should they ask for. Here in the Manchester NH area, the rule of thumb I use is for a buyer is for things we can not see with the naked eye. Most often Well, septic, leaks, heating system, smoke detectors, roof etc.

 

Now everyone inclusing buyers and their agents does not follow this. The latest trend is for a buyer to want everything and anything fixed. This is leading to sellers saying straight up no and killing the sale. The problem is the buyers expectations are off. The buyer needed to know what to expect, what to ask for and what they should not.

 

Many homes are priced according to condition. Take a older home I listed. It needed paint, new carpets and the kitchen was 1960's. It was in a very desired neighborhood in an upscale town. The home was priced lower than those homes already redone. We accounted for a buyer needing or wanting to replace the kitchen, modernize the bathrooms, paint the interior and install new flooring. I had a good 2 hand fulls of offers all over asking price. 

 

The best offer was chosen. Then came the inspection. They did not tell us anything we already knew. There was no surprises and no large repairs. But the inspector mentioned the age of bath and kitchens. The buyer asked for interior paint, new floors and money back to install new a kitchen and bathrooms. Not only did the seller say no, she wanted to kick them out when they came by to ask why.

 

The agent was just has puzzled as the buyer which is strange, cause the buyer agent should have known better. It leads me to the moral of the story. To be frank, Hire an agent who knows what they are doing. Hire an agent who will go over what to expect and what not to. 

 

 

Perhaps the MOST IMPORTANT message is to share with every consumer that my philosophy is simple, provide more personal and professional service to guide my clients through each step of the buying or selling process. All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest. Those that hire me, find a dedication like no other.

 

To CONTACT Scott Godzyk please call 603.661.2121 or EMAIL: Sctprop@aol.com .

 

About the Author: Scott Godzyk is the Owner/Broker of the Godzyk Real Estate Services in Manchester NH. Proud to be locally owned and operated with 32 years of experience, Scott is a leading Agent for Listing and Selling Homes in this area.We are Full Time Agents ready to serve all of your Real Estate needs. Servicing Hillsborough, Rockingham, Merrimack and Belknap counties. 

 

    

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Re-Blogged 2 times:

Re-Blogged By Re-Blogged At
  1. Abby Stiller 06/19/2019 06:57 AM
  2. Frank Rubi 06/20/2019 07:50 AM
Topic:
Home Buying
Location:
New Hampshire Hillsborough County Manchester
Groups:
Realtors®
Bananatude
Bartender, Make it a Double
Crap-Tacular
Old Farts Club

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Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Will Hamm if i heard that i might of exploded. I would rather an inspector does their job, states fact, does not offer quotes and in a gentle approach, not an alarmist approach tells the buyer what they found. I would rather an inspector do a great job at explaining and get every referral from every buyer agent and buyer they meet

Jun 21, 2019 05:17 AM #33
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Thank you Abby Stiller , i see the same from buyer agents and in this market kills the deal every time

Jun 21, 2019 05:18 AM #34
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

It sure is Sheila Anderson , but still people are rushing into it and hiring anyone or worse, the cheapest one.

Jun 21, 2019 05:19 AM #35
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

They sure can ask for everything and or anything Barbara Todaro . But they should be only asking for hidden defects aka structural problems. Too many ask for everything and the seller simply says NEXT. Then the buyer asks why the seller was upset

Jun 21, 2019 05:20 AM #36
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

That is exactly it Nick Vandekar, 610-203-4543 , i call them order takers as well. I just found myself educating a buyer agent who was sent into teh workd with no experience trying to negotiate the small list

Jun 21, 2019 05:21 AM #37
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Thank you Myrl Jeffcoat , i think some days i need to where a pin or a short that says that

Jun 21, 2019 05:22 AM #38
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

In this market Michael Jacobs it would be buying a home. With limited homes for sale and massive amounts of buyers, getting a low price is not available, unless you are willing to buy a home that needs the most work. As a buyer know what you are buying, the price should be low enough to more than cover the repairs, i like 1.5 to 2 tmes the amount of repairs to be a discount for buying a home that needs work. For teh average couple buying a home, i say we are looking fr hidden defects, things we can not see with our eye, roof, leaks, heating, pests, well or septic. 

Jun 21, 2019 05:25 AM #39
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Marte Cliff as many New England towns, we have inner city homes built 1880 to 1920, then as you circle out many more built 1940's to 1970. Then the building boom of 1980's and as you circle out more 1990's and the new mega homes of 2000's to today. SO buyers who love the classic older homes, they need to know what is common and what is an issue. Just cause it is old does not mean its bad, some newer homes have More issues than those well built classics. Most important the home is priced based on age and condition, those who can only afford so much are lured by the lower prices of older homes. 

Jun 21, 2019 05:29 AM #40
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Whether on the buyer side or seller side it is a MUST to educate the buyer and seller what to expect and what mau happen depending on what is found, just as important as how to respons and what to ask for. Im mostly on the seller side and shocked at what buyer agents ask for. 

Jun 21, 2019 05:31 AM #41
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Exactly Ron Buck , i like to ask my buyers about home sthat need work before we see them, they love the lower prices but then want them fixed like new before closing at that lower price

Jun 21, 2019 05:32 AM #42
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Exactly Jonathan Hall 

Jun 21, 2019 05:32 AM #43
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Exactly Laura Filip , a buyer can ask for anything, but that does not mean the seller will do it, and in this market many sellers are just saying no to everything where they would have completed the 1 or 2 mor eimportant things

Jun 21, 2019 05:34 AM #44
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Yes exactly John Juarez. That is what i am seeing too 

Jun 21, 2019 05:52 AM #45
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

The good ones dont kill deals Alan May but like here in NH where they are not licensed, the bad ones sure do kill deals. They should all be presneting facts, it is when they add THEIR oppinion or start quotibg out of the world estimates referring "their friends" to fix things

Jun 21, 2019 05:54 AM #46
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

I do like to say it is all about presentation Jeff Dowler, CRS and letting my seller know what to expect takes that shock off, even when thy ask for ridiculous things

Jun 21, 2019 06:00 AM #47
Rainmaker
2,959,004
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

I like holding a back up too Andrea.B Ferreira 954-303-8289 CRS , good luck with your inspection

Jun 21, 2019 06:04 AM #48
Rainmaker
1,522,873
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
Your real estate writer

Scott - I agree that some older homes have better quality than some new homes. For starters, many old homes were built with old growth timber, which is much stronger and more pest-resistant than today's "new" wood.

I just wrote an article for a client on the pros and cons of old vs. new, and in my research found that along with quality of construction, many cited the attention to detail, abundance of built-in cabinetry, high ceilings, and things like crown molding as features that drew them to older homes - as in high-end homes constructed before the building boom of the 50's.

Of course, just like today, not all old homes were "top of the line" when built.

Jun 21, 2019 10:01 AM #49
Rainmaker
370,263
Travis "the SOLD man" Parker; Associate Broker
Team Linda Simmons, Enterprise, AL 36330 - Enterprise, AL
email: Travis@theSOLDman.me / cell: 334-494-7846

It does get confusing. I tell my Buyers to "play nice"" when requesting repairs. If it's some thing THEY can easily fix and we've gotten a good deal on the house (deal - not just price), then go easy on requests. If the Seller is pricing it as if in mint condition, now that is different....

Jun 21, 2019 03:36 PM #50
Rainmaker
347,691
Alan Brown
Coldwell Banker Montrose Colorado - Montrose, CO
29 Years of Real Estate Experience .

I think when buyers are in a multiple offer situation and have to contract for more than the asking price, they think that they can beat the seller up on the inspection and claw back some of the purchase price by asking for all sorts of things.

I am with you it is for things that you can't see when you look at the house

Jun 26, 2019 03:06 PM #51
Rainer
135,957
Robin Wells
RAW Chimney Sweep and Inspections - Penetanguishene, ON
Giving Peace Of Mind One Chimney At A Time

Thanks for post.  This one can be all over the map as can the quality of home inspectors.  Only three weeks ago I was called to a home where the home inspector had called out items on the  wood stove.  Sadly this was the "Home Inspector of Choice" by the agent.  Of the dozen items they listed only two were actually accurate and both of those were close to being nitpicking - one being the slope of the pipe was off by about 1/4 inch and the other were minor cracks in the refractory brick inside the stove.    So while it is or may be prudent to ask for some to be fixed it is also wise to have some of them looked at by somebody who is a professional in that particular field.   In many areas home inspectors are offering their opinion based upon visual inspection and often without any tools to assist them.   Some even with visual inspections are just wrong as in the case of this wood stove.  And often times it is the tings you can not see that are the biggest headaches down the road.

Jul 07, 2019 02:49 PM #52
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