Once the inspection report comes back, you need to review it thoroughly. Don’t be surprised if it’s 30 + pages long with more than 25 “issues” that need to be addressed. This is typical. We’ve never seen an inspection report that didn’t have at least 5 items that needed repair.
There is a big difference between small mainly cosmetic repairs such as recaulking a shower or repairing a broken microwave handle and large issues such as sewer back up in the basement. Remember, the home inspection report is an informational report for you, the buyer, not a to-do list for the seller. We should only be concerned about structural issues, safety defects, or appliances/mechanicals not working.
After Reading Carefully:
Once we’ve agreed on a strategy, we’ll negotiate the inspection repairs with the seller’s agent using a Buyer’s Inspection Response. If there are only a few items that need to be fixed, the negotiation will probably go quickly. However, if contractors or tradespeople need to be brought in to give estimates, expect the inspection negotiations to take 3 – 7 days.
It is important to note that the sellers will respond with their Seller’s Inspection Response to our repair requests. It is best to hang tight and be patient at this time.
The repairs need to be completed by the final walkthrough, with receipts proving that the work was done sent to us ahead of closing. If we are not able to come to an agreement, you have the right to walk away from the contract and get a refund of your earnest money.
Keep in mind, as part of the inspection negotiations I can also ask the sellers to provide a home warranty for the first year.