Don't Break the Deal

Don't kill your deal over things that don't matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.

A home inspection accomplishes two important goals. First, it gives you a chance to determine the condition of the house, its structural soundness, and the condition of its mechanical systems. Second, it brings any problems to the seller's attention at a time when they can be resolved before closing a sale.

The inspection should cover these key areas:

	condition of the roof, foundation, insulation, beams, gutters, bricks, siding and caulking
	full testing and examination of the plumbing, heating and electrical systems
	any evidence of leaks, moisture accumulation, rot or faulty workmanship

You can learn alot about your prospective new home by accompanying the inspector during the inspection. It's an excellent opportunity to get answers to questions that may not be included in the written report, so listen carefully and take notes.

Your inspector may be able to give you an estimated cost for specific repairs and maintenance. estimated cost sheet.

The offer you make should always be conditional on a satisfactory inspection. The identification or discovery of serious defects should allow you to renegotiate your offer or suspend negotiations but never let the "easy" things lead you to withdrawing your offer.

It's sometimes hard to decide which problems justify the cancellation of a sale. Here's a few examples:

	On a recent home inspection, only five problems were found. Most were minor concerns such as leaves in the rain gutters and a missing outlet cover. But the seller was adamant that he just didn't want to put in any more time or effort into selling the home. He had other buyers looking at the home, in a sellers market.
	The big issue involved squeaking floors. My client is very robust and the floors squeaked wherever he walked. He wanted the floors fixed. Would you let the solution (screws) break the deal and possibly lose you dream house?
	The dishwasher was showing signs of age and your inspector tells you that its 7 years old on a 9 year lifespan. My client wanted to renegotiate. Is the cost of replacement going to make you renegotiate the deal, possibly losing the deal rather than looking at a replacement down the road?
	Other issues presented themselves throughout the inspection, but all could be considered minor at a cost comparable to yearly maintenance on your home. My client walked away from the deal.