A nice young family purchased their first home seven years ago through me and are now in need of a larger homes. This couple is now a family of 4 and as you can imagine they need more space. They also need a newer home with fewer maintenance items.
Their current home was built in 1979 and when they purchased it, it had been remodeled by an investor and immediately put up for sale.
The kitchen was new, which was great at the time, but the bathrooms were more cosmetically enhanced. The neutral tile and new carpet were great, except the carpet was low grade and now shows a lot of wear and tear, buckling in places.
Staying in touch with clients has always been my mantra and helping people achieve their goals is a top priority. So when we started our search, I knew what they needed and why.
Settling on a three year old home, beating other offers, we were all set for the home inspection.
The buyers were very excited as reality set in they would be purchasing a newer home in a beautiful neighborhood with tennis courts, expansive park, community pool, and every front yard has synthetic grass. You can imagine who beautiful that is year round!
It's my policy to attend every home inspection and to suggest an inspection. This way I understand every aspect of a defect, issue, or repair.
Having experienced the feedback from other agents who didn't attend a home inspection for one of my listings - well you can always tell they didn't attend the inspection by the wording in their request for repairs.
Scanning the kitchen drawers the binder for when the home was purchased was reviewed at length before the buyers arrived at the home inspection. This way when the buyer shows up at the end of the inspection, I can put together the repairs, the buyer's walk through evidence at time of purchase, and disclosures the seller has provided. This procedure works well if I have all of the details and it helps buyers to feel more confident with what they will ask for in repairs.
Never did anyone expect this lengthy list of repair iems for a 3 year old home. There were 25 items including doors that don't close properly, missing screws in strike plates, cabinets that don't close properly and an HVAC that was never serviced with dirty air filters to name a few items!
The "buyer binder" clearly showed every item checked off that the current owner approved the home in it's condition at the time of construction completion in 2017 (started in late 2016.) To me, this is a clear lack of representation. A buyer's agent would most likely have caught most of these items, and would have reiterated the need to service the HVAC annually.
This seller gets to cover about $600 in repairs that could have been avoided if they had a buyer's agent with them when they purchased and reviewed the completed home.
It's always my policy to visit a home under construction for buyer clients. Monthly visits are made taking photos, visiting the sales office, going to the design center to help select finishes, and to be present at walk through's and signing appointments. All of this costs the buyer nothing!
Home buyers, if you are purchasing a new home please enlist the services of a buyer's agent for assistance. The cost to you is zero! You will have a second set of eyes, an experienced agent, and have a pleasant home buying experience.
If you're looking for a new home and would like neutral feedback on a builder, please give me a call. I can share information on the green building products used in construction.