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I will soon be teaching classes to other companies about writing repair contingencies.
Yes it is. Our state contract does not allow for anyone other than a licensed inspector to send forth a report. Thank goodness.
Hella M. Rothwell, Broker/Realtor®, I typically want at least the page that outlines the problem. In cases where the seller strongly disagrees with the buyer's inspection, the seller will hire his own 'expert' to review the findings.
A buyer doing his own inspection? Yikes.
We should check our state laws and the agreement of sale . The agreement of sale will spell out the home inspection contingency.
Good morning Hella. I read some pretty crazy reports, some of them look like the wild wild west, others done very well. A knowledgeable Realtor knows how to work with most situations that arise, others not so much.
Hella M. Rothwell, Broker/Realtor® - if buyers do their own home inspection, it may be a concern for sure. In that case, they can ask for anything!
Having a report is a proof from a licensed professional - and have some weight/validity.
I don'tthink it is a required thing in order to ask for repairs, but the cost is so minimal I would want to know more than just what my eyes can pick up on.
It's not required, but buyers requests without any verification tend to fall on deaf ears.
Per the contract between Buyer and Seller...
Here in AZ needs to be a written report, buyer would be well advised to hire a licensed contractor that provides a report Vs doing the inspection themselves. Money well spent.
Unless the Buyer is a licensed inspector, the Seller will probably scoff at their comments and they will probably not comply with repair requests. Sometimes if happens, if not unreasonable, but it is certainly in the Buyer's best interest to have a licensed inspector, so they know the home is safe.
When I purchased my first home, GC friends came by, checked it out and said it was sound; no need for an inspector. I still hired one..and they found a gas leak in the furnace. Even if they hadn't sold me the home, this find saved their lives. They had sealed all doors and windows, so their days were numbered. Had I not done the inspection, I would have possibly not woken up one day. It was a simple repair, that saved lives.
Well when the buyer ask for repairs per amendment and states a page from the home inspection. It is good if the listing agent & seller review the inspection.
I also forward the home inspection for the listing agent with I am the buyer agent. My buyers have never had an issue with emailing the inspection to the other party.
Hi Hella -- if a buyer is requesting repair work, a credit or a price reduction - I would expect something in writing and with documentation of the issue. Can they simply ask? Sure. Depending on the request --- it's up to the seller how or if they want to respond.
In California as you know - our purchase agreement states properties are sold in "as is" condition and the seller is not required to do any repairs beyond a few mandated by the state. I have seen lists from buyers of a 100 year old properties seemingly asking that the home be built to today's standards. It often seems that the inspection/investigation/due diligence time period becomes a second round of negotiations.
While one can do their own without a professional inspector it wouldn't hold water here.
I suppose a buyer could do their own inspection during the due diligence period, but I'm guessing that my broker would require them to sign a waiver stating that they declined a professional home inspection. There's also a potential liability issue. What if the buyer is injured while performing the inspection?
In my area a buyer can do their own inspection and ask for repairs. This request does need to be in writing. Although I always recommend the buyers use a reputable home inspector.
Hella - It is not required to forward the inspection report to the listing agent for repairs, but I believe it is commonly used because the home inspection validates and substantiates any requests for repairs/replacements in writing by a certified professional inspector.
If a buyer performs their own inspection, which I have had, then they can write up their own BINSR and request anything they want to be repaired and/or replaced by the seller.