This afternoon I have an appointment with a seller. This is a listing that has had little activity in the past two weeks. Okay, no activity in two weeks. There are structural issues of which I was not aware of when I first took the listing. (Note to self- Look closer next time).
The air conditioning was not working properly and seller did not have the funds to fix a $250 repair so I 
agreed to fix it. I figure it is part of the marketing of the property. The heat pump was leaking, not working properly and causing the basement to smell very damp which of course was penetrating the rest of the house. I did not want to discourage buyers when they first opened the door. This I figured was the best use of a marketing dollar.
However since the repair and in spite of we have had no active showings. I have discovered some structural issues that maybe are not as obvious to the average home buyer but any inspector worth his/her salt would see it.
In Virginia we have a caveat empter clause. This means buyer beware. I always suggest that buyers get a home inspection even when a property is sold as is. Sometimes they do, sometimes they don't. I always get them to sign a piece of paper stating they are getting one or not and that we have had this discussion.
In my professional opinion this property must be sold as is and with proper disclosure, this is why I have a meeting with the homeowner today. I am going to ask for a price reduction. A significant price reduction of at least $10,000.
I try to put myself in the seller's shoes. This seller has never sold a house before. Probably does not know that there were structural issues. May not have had a home inspection when they bought the house. This property has drained the sellers bank account for sometime and the seller would love to get rid of it so they don't have the monthly bills associated with it. But I never know how the seller will react when I ask for a price reduction.
Will you respect me in the morning? Will you understand I am on your side and it is not just about the money or a fast sale for me? A $10,000 price reduction means $300-600 less for me on commissions but about $9,000 difference to the seller. I am very sensitive to this. I know how I would feel if I were in the sellers shoes.
I would be glad that I picked a professional Realtor that knows enough about disclosure to protect my interests against any disclosure claims a buyer may have. I would be glad I had a Realtor that had the ability to be honest with me and not tell me what I wanted to hear. I would be happy that the Realtor I chose was not afraid to take a challenge and partner with me to get this property sold!
If a move to Central Virginia which includes Lynchburg, Campbell, or Bedford Counties is in your dreams I am the one to make it happen. I am motivated to work hard with your best interests in mind.
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