Do I Have to Fix Everything When I Sell

Navigating Home Inspections: What to Do When Buyers Ask for Everything

Selling a home is an exciting yet challenging process, especially when it comes to dealing with inspections and the subsequent requests from buyers. If you find yourself in a situation where a buyer asks for everything on the inspection list, don’t panic. This scenario is more common than you might think.

When a buyer is interested in your home, they’ll likely hire an inspector to assess the property’s condition. This inspection can result in a lengthy report detailing various issues, ranging from minor cosmetic flaws to significant safety concerns. Sometimes, buyers may request that every item on the list be addressed. Here’s how to handle it.

Focus on Health and Safety Issues

The first step is to prioritize health and safety-related issues. These are typically the most critical and should be addressed promptly. For example, if the smoke detectors lack batteries, it’s reasonable for the buyer to request new ones. Ensuring that these fundamental safety features are operational not only appeases the buyer but also helps maintain the home's value.

Identify Deferred Maintenance Concerns

Next, look at items related to extreme deferred maintenance. These are issues that, if left unattended, could lead to more significant problems down the road. For instance, if there’s a leaky roof or faulty wiring, it’s in your best interest to fix these issues. Not only do they pose potential safety hazards, but they can also diminish your home’s equity over time.

Evaluate Known Issues

It’s important to differentiate between newly discovered problems and issues that were apparent when the offer was made. If the inspection report highlights something like scratched hardwood floors, which were visible during the initial viewing, it’s not fair for the buyer to ask for concessions now. These should have been factored into their original offer.

Take a Strategic Approach

Handling a long list of requests can be daunting, but taking it one step at a time can simplify the process. Here’s how to strategize:

1. Sort and Prioritize: Divide the list into categories: health and safety, deferred maintenance, and cosmetic issues.
2. Assess Costs: Determine the cost and effort required to address each item. Minor, low-cost repairs (like replacing weatherstripping) are often worth doing to keep the buyer satisfied.
3. Negotiate Wisely: Use the price offered for the home as leverage. If the buyer offered above asking price in a competitive market, they might be more understanding if some requests are denied. Conversely, if they’re getting a great deal, they might expect fewer concessions.
4. Consider the Market Impact: Think about the potential consequences of refusing a buyer’s request. If they walk away, your home will go back on the market with a “black eye,” possibly deterring future buyers who might assume there are serious issues with the property.

The Bottom Line

Selling a home involves negotiation and compromise. When a buyer asks for everything on the inspection list, it’s crucial to address the most critical issues first and then negotiate the rest. This balanced approach helps protect your home’s value while also moving the sale forward.

Need Help with Your Real Estate Questions?

If you’re selling or buying a home in the Sequim or Port Angeles area and need expert advice, feel free to reach out to me, Mae Graves. I’m here to help you navigate the complexities of real estate with ease and confidence.