Introduction
Imagine this: you’ve spent weeks, maybe months, searching for the perfect house. You’ve finally found it – the right neighborhood, the ideal layout, the perfect backyard for summer barbecues. You put in an offer, and it’s accepted! You’re practically measuring the curtains when the home inspection report arrives. Suddenly, a wave of anxiety washes over you. There are several items listed, ranging from minor to seemingly major. Now what? Do you demand the seller fix everything? How do you navigate this tricky part of the home buying process?
The home inspection is a crucial step in purchasing a home. It’s designed to uncover potential problems with the property, giving you a clearer picture of what you’re buying. However, it’s important to remember that a home inspection isn’t intended to produce a list of demands for the seller. Rather, it provides you with valuable information to make an informed decision. Repair requests are a common part of the negotiation process, but not all requests are created equal. Some requests are reasonable and justified, while others can be perceived as nitpicking or even unreasonable. Making the wrong repair requests can not only sour the deal but also cause the seller to retract their acceptance of your offer.
To navigate the negotiation process successfully and avoid jeopardizing the deal, buyers should carefully consider which repair requests to make. It’s about prioritizing significant issues and understanding what’s realistically within the scope of negotiation. Here are nine repair requests to avoid or approach with caution, especially within a competitive real estate market. Thinking carefully about these pitfalls can save you time, money, and a whole lot of stress.
Repair Requests to Avoid
Cosmetic Issues
We’re talking about those minor aesthetic flaws that, while noticeable, don’t affect the functionality or safety of the home. Examples include chipped paint, small nail holes, faded wallpaper, or outdated fixtures. These are purely superficial problems.
Why avoid requesting these repairs? First, they are usually inexpensive and easy to fix yourself. A fresh coat of paint can work wonders! More importantly, focusing on cosmetic issues can annoy the seller and make them less willing to negotiate on more significant problems, such as a leaky roof or faulty wiring. Sellers might see these requests as nitpicking and question your seriousness as a buyer. It’s about setting your priorities. Are you buying the house for its bones, or its perfectly-matched throw pillows?
Instead of making a repair request for cosmetic issues, factor the cost of fixing them into your offer price or budget. Plan to tackle these projects after closing, allowing you to customize the home to your exact tastes. You can even make a fun weekend project out of it and add your personal touch to your new home.
Minor Plumbing Issues
Think slow drains, dripping faucets (if they are not actively causing damage or water waste), or a running toilet that’s easily fixed with a new flapper. These are common in older homes and can often be resolved with simple DIY fixes.
Requesting the seller to handle these minor plumbing issues can be seen as unreasonable, especially if they are already offering a fair price for the home. A seller might feel like you’re trying to take advantage of them. It’s often easier, faster, and less contentious to deal with these yourself after you’ve moved in.
Instead of requesting repairs for individual minor plumbing issues, consider asking for a general plumbing inspection if you have broader concerns about the plumbing system. This will give you a more comprehensive understanding of the overall condition of the pipes, fixtures, and water heater, allowing you to address any significant problems without getting bogged down in the small stuff.
Outdated Appliances (Still Functioning)
Maybe the refrigerator is a decade old, the stove is avocado green, or the dishwasher looks like it belongs in a museum. However, if these appliances are still functioning properly, asking the seller to replace them is generally unreasonable.
While it might be tempting to request brand new, stainless steel appliances, keep in mind that replacing working appliances is a significant expense for the seller. Unless the appliances are explicitly stated as part of the sale in a home with staged appliances, sellers have limited incentive to comply.
Instead of requesting new appliances, negotiate a lower price for the home to account for the eventual replacement cost. You can also consider purchasing a home warranty, which can help cover the cost of repairs or replacements if the appliances break down after you move in.
Landscaping Issues
Overgrown bushes, a weedy lawn, a few dead plants, or minor tree trimming fall into this category. These are generally considered the buyer’s responsibility after closing.
While curb appeal is important, expecting the seller to completely overhaul the landscaping before you move in is unrealistic. Landscaping is often seen as a personal preference, and what one person considers beautiful, another might find unsightly.
Instead of making landscaping repair requests, factor the cost of landscaping into your budget and handle it yourself after moving in. This gives you the freedom to design your yard exactly how you want it, creating a welcoming outdoor space that reflects your personal style.
Routine Maintenance Items
This includes tasks like gutter cleaning, replacing air filters, minor caulking around windows and doors, or changing lightbulbs. These are regular maintenance tasks a homeowner would typically handle.
Requesting the seller to take care of these items can be seen as overly demanding. It implies that you’re not willing to take responsibility for the upkeep of your new home. Sellers may not be willing to go through the effort for items that require very little effort on the part of the buyer.
After moving in, perform these tasks yourself to keep your home in good condition. Schedule a service call, or do them yourself; many tasks can be accomplished with minimal effort.
Minor Electrical Issues
Loose outlets, flickering lights (if not indicative of a larger problem), or a missing outlet cover are examples of minor electrical issues. These are often quick and easy to repair.
Requesting the seller to fix these minor electrical problems can be seen as nitpicking, especially if the electrical system is otherwise in good condition.
If you have significant electrical concerns, request a specific electrical inspection to assess the overall condition of the wiring, outlets, and electrical panel. This will give you a clearer picture of any potential problems.
Non-Safety Related Code Violations (Older Homes)
This refers to issues that were up to code when the house was built but no longer meet current standards. Examples include the lack of GFCI outlets in certain areas or a lower electrical panel amperage than currently required.
Bringing up non-safety related code violations can open a can of worms. It may require the seller to make extensive and expensive upgrades to bring the home up to current code, which they may be unwilling to do. This could lead to a breakdown in negotiations and potentially kill the deal.
Focus on safety-related code violations that pose an immediate risk to the occupants of the home. These include exposed wiring, faulty smoke detectors, or a lack of grounding.
“Nickel and Diming” Requests
Making numerous small repair requests that add up to very little cost is known as “nickel and diming.” For example, requesting the seller to fix every squeaky door hinge or replace every slightly cracked tile.
This can frustrate the seller and make them less cooperative on more important issues. They may feel like you’re trying to take advantage of them and may become less willing to negotiate on significant repairs.
Prioritize your requests and focus on the most significant problems that affect the safety, structure, or essential systems of the home. This will show the seller that you’re serious about buying the home and that you’re not just trying to get them to pay for every minor imperfection.
Requesting a Specific Contractor
Demanding that the seller use a particular contractor for repairs, especially if it’s a contractor you know and trust, can be problematic.
The seller is likely to choose the most cost-effective option to minimize their expenses. They may also have existing relationships with contractors who can provide faster and more affordable service. Insisting on using your own contractor can add unnecessary complications to the process.
Ask for a credit at closing and hire your own contractor after you own the property. This gives you the freedom to choose a contractor you trust and to oversee the repairs yourself, ensuring that they are done to your satisfaction.
How to Approach Repair Requests Effectively
To navigate the negotiation process successfully, you’ll need a strategic approach. Focus on major issues impacting safety, structure, or essential systems. This includes roof leaks, faulty wiring, foundation problems, or issues with the HVAC system.
Consult with your real estate agent and home inspector to determine which repairs are reasonable to request. They can provide valuable insights into the severity of the issues and the likelihood of the seller agreeing to make the repairs.
Frame your requests in a polite and collaborative manner. Avoid making demands or threats. Instead, explain why you’re requesting the repair and how it will benefit both you and the seller.
Sometimes, a cash credit or price reduction is a better solution than asking for repairs. This allows you to handle the repairs yourself after closing, giving you more control over the process and ensuring that the repairs are done to your satisfaction.
Finally, know when to walk away. If the seller is unwilling to address critical issues that affect the safety or value of the home, be prepared to walk away from the deal. It’s better to lose the deal than to buy a home with serious problems that could cost you thousands of dollars down the road.
Conclusion
Carefully considering your repair requests can drastically improve your chances of a successful home purchase, avoid jeopardizing the deal, and prevent future headaches. Prioritize safety, structure, and essential systems, while being reasonable and respectful in your negotiations. Remember to consult with professionals for expert advice. By focusing on what truly matters, you’ll be much more likely to secure your dream home without unnecessary drama and hidden expenses.
