I. Inspectors – General
The Greenville area has many good professional inspectors and
the purchaser has the right to use any inspector they choose. As with any industry, some are better than others. Neither The
Greg Jansen Team nor Keller Williams warrants the work of any inspector.
II. Options to resolve adverse conditions not covered in contract language
There are several ways for a buyer to protect themselves from adverse conditions or to get the seller to correct the adverse conditions if they are excluded or not covered by the inspection paragraph. Consider using one of the following:
- Write the item in as a condition when writing the contract. Ex: “Seller will replace the kitchen window which has lost its seal.” Or “Seller to replace fuse box with a 200 AMP breaker box.”
- If a “well worn” but functioning item would be covered by a typical home warranty, consider asking the seller to pay for a home warranty or pay for one yourself. Note: Most home warranties only last for one year but are renewable annually thereafter.
- Write the following language into the “Contingency” line: “Contract contingent on buyer approval of the property condition based on inspections.” This language effectively gives the buyer additional leverage so that, if an item is found during inspection that the purchaser feels is a major issue, they can try to negotiate that repair or at their discretion, void the contract and have their earnest money returned.
III. Repairs
As purchaser, understand that the obligation of the seller is only to convey the home in the condition described by the contract. Therefore, keep in mind that while a roof or system of the house may be well worn, the language of the contract will allow it to pass as long as it is functioning properly. It is important to identify possible concerns like this early as discussed in Paragraph V so the buyer can move forward without surprises.
Finally, after the contract is signed and inspection completed, understand that you are entering a new phase of contract negotiation. If you still want to have the home you’ve fallen in love with, be ready to negotiate tactfully with the seller to gain the greatest benefit. You may want to consider “passing” on some of the smaller repair items if necessary in order to get the seller to handle all of the more significant ones. Always feel free to ask your buyer’s agent for advice. They’ve been through this process hundreds of times and can give you excellent advice as you navigate through this experience, remember he/she represents you and your best interest!