When it comes to inspections, don't be a Dick........

Real Estate Broker/Owner with Metro Life Homes RS-78439 / BRE #01708344

When it comes to inspections, don't be a Dick........

In our area, we've done a few deals with an agent named Richard.

Whenever you received a Request for Repairs from him, you knew it was going to have everything on their including the kitchen sink.  It's as if the buyer's are wanting the sellers to finance a complete remodel of the home.

There are some agents like Richard who think that they have to become the "hero" to the buyers by attempting to do this.  But I do have to say that in most cases, it is counterproductive.  Why?  Because right off the bat, your bringing a transaction that probably started off in good faith between the principals, and changing it to somewhat of a combative, or perceivably manipulative environment.  And that's never good.  It makes any further dialogue much more sensitive that it probably should be.

Honestly, the main point of submitting a request for repairs is so that the buyers have the opportunity to negotiate either the sales price or credits for physical attributes of the home that were unforeseen (or perhaps undisclosed) at the time the purchase contract was mutually accepted.  And for those who might think that an "As-is" addendum would prevent that, that is not quite right.  Even though an "as-is" addendum may be signed, it is still under the assumption that it is based on a visual inspection of the property prior to contract, and there is still a discovery process for the buyer.  The buyer would still have the opportunity to "request" any such credits or addendum to the contract.  The seller has the right to refuse, of course.

My recommendation to my buyers when I am representing them is to focus on those issues that are SUBSTANTIAL.  Those that either are costly repairs or perhaps a health hazard.  And by repairs, I mean ACTUAL issues that are in disrepair.  Not UPGRADES. 

Another outlook I find it helpful to buyers to take is:  Don't sweat the small stuff.  Honestly, putting items in a request for repairs or credit towards repairs for tiny little crip-crap stuff only muddys up the course of the escrow.  That type of outlook will show its ugly head should you need to negotiate with the seller later on in the transaction, or perhaps need any extensions of time for unforeseen reasons.

Seriously, would you rather be a homeowner, or would you rather be someone who "stuck it to the sellers" for $13.75 and yet your still not a homeowner because you fell out of escrow?

So once again, when it comes to asking for concessions, be objective. 

And don't be a "Dick"...........

Ralph Gorgoglione - Broker / Realtor

Top 3% Realtors Nationwide

Metro Life Homes  / BRE #01708344
Maui Life Homes / RS-78439
(310) 497-9407 / (800) 591-6121  /  Fax:  (866) 470-2717

Web:  metrolifehomes.net  /  Blog:  HomeChitChat.com 

Comments (8)

Jeffrey DiMuria 321.223.6253 Waves Realty
Waves Realty - Melbourne, FL
Florida Space Coast Homes

Ralph, I never wanna be a Dick, lol. I think you make valid points here!

Oct 15, 2019 12:23 PM
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
Your real estate writer

So true. Some people cause a whole lot more problems than they solve.

Oct 15, 2019 12:56 PM
Mimi Foster
Falcon Property Company - Colorado Springs, CO
Voted Colorado Springs Best Realtor

I always advise my buyers that we are not doing an inspection to renegotiate the contract. We are mostly concerned with health and safety issues. Good post.

Oct 15, 2019 02:19 PM
Sharon Tara
Sharon Tara Transformations - Portsmouth, NH
Retired New Hampshire Home Stager

Well my dad and my husband are Richards. (Only Dad goes by the name Dick)

No offense taken though. LOL

I agree 100% with you on the muddy waters created by a buyer's agent who convinces their buyers to create a long list of demands. Seems really counter productive...not a great plan of action.

Oct 15, 2019 04:00 PM
Lorrie Semler, REALTOR® in the Dallas area. Call/text 972-416-3417
HomeSmart Stars - Addison, TX
Real Service. Real Results. Real Estate

ALL contracts in Texas are for as-is sales, but that doesn't mean that the buyers can't request repairs or a price reduction. We don't need a separate as-is addendum.

Oct 16, 2019 05:41 AM
Georgie Hunter R(S) 58089
Hawai'i Life Real Estate Brokers - Haiku, HI
Maui Real Estate sales and lifestyle info

Some sellers really take it personally, and get upset over something like this.

Dec 04, 2019 02:27 PM
Ralph Gorgoglione

If I were a seller, it would probably make me upset also if a buyer attempted to overreach.  It doesn't signify good faith negotiations.

Oct 18, 2021 08:35 PM
Roy Kelley
Retired - Gaithersburg, MD

I was looking for your current posts. I hope all is going well for you.

Jun 10, 2020 07:34 AM
Roy Kelley

Hey Roy!  Aloha!  How are you doing these days?

Jun 10, 2020 07:26 PM
Kathy Schowe
California Lifestyle Realty - La Quinta, CA
La Quinta, California 760-333-8886

I hate it when the buyers agent sends a laundry list of items- or just copies the Home Inspection line for line. Getting past that RR in a deal is always challenging!  Great post!  Kathy

Oct 06, 2020 09:52 PM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

Excellent points, Ralph. Some buyers, and their agents, do approach a repairs request with the intent of everything being fixed, upgraded, etc. It's likely doomed to fail.


Oct 07, 2020 07:59 AM