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Inspections & Repair Negotiations for Buyers

Many buyers forget that the price isn’t the only or the last negotiation point in a real estate purchase. There are a number of contingencies and processes that happen before closing, and one that frequently causes deals to evaporate is the inspection and repair negotiation process.

Inspections in a real estate deal encompass many property aspects:

  • Structure
  • Roof
  • Mechanical equipment
  • Plumbing
  • Electrical
  • Pests & insect infestation
  • Mold & other environmental hazards
  • Wells & water quality
  • Septic systems

While your deal may not require them all, and some may be combined and provided by a single inspector, it’s our job to help you to order the proper inspections, schedule them, and make sure that they’re completed on time. Failure to complete inspections and object to their results by deadline dates can result in the buyer’s inability to take any action based on the late results. We make sure that this doesn’t happen.

Once an inspection is completed, there can be issues uncovered that you weren’t expecting and want to have addressed by the seller. This is a second negotiation in the contract process. We go over inspection results with our buyers and prepare documents that are required to request seller action and corrections. Sellers do not normally have an obligation to undertake corrective action, so it becomes a critical negotiation, especially if the problems are significant.

We’re here for our buyers to assist in these negotiations as, next to selling price, inspections and subsequent repairs are the biggest killer of real estate deals. Sometimes creativity needs to be applied to keep your home deal moving when the seller balks at your repair or corrective action requests. We’re experts, as we do this every day. We also maintain an extensive contractor list that can yield just the right contractor to get a job done at a price the seller will agree to.

The key to keeping a deal going with inspection problems is for Simply Smart Realty Group agents to be involved every step of the way, as it’s something we do hundreds of times every year. We’ll make sure that every resource is employed to keep your home purchase on track and gain every possible concession from the sellers.

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Testimonials

We worked with Stephaine Ziemann when we recently sold our home. She was always available for a quick question and solid advice. Very knowledgeable about the real estate business. We trusted her input and expertise. The buyers also didn't use an agent so with neither side represented in the traditional sense, partnering with Stephanie helped us navigate the process, stay on track with our timelines and get to the closing table effectively. Stephanie also gave us names of companies for estimates on repairs needed. I would recommend Stephanie. Flat fee brokers are the way to go. Very fair fees and it allows for competitive pricing of homes without having to take into account a potential 6% extra costs to selling a home. Gwyn Garner
Stephanie was easy to work with and ended up making me $28,000 more than I thought I would. "Thank You", Stephanie! Jace Wainwright
We chose Stephanie because she has a discounted price for selling a home and my wife and I thought giving up a standard 6% ownership stake in our hard earned equity was a rip-off. Other brokers charging this promised more and said "You Get What You Pay For". That is nothing but a pile of hogwash because with Stephanie we got more than we paid for. I have owned far too much real estate in my life and used countless brokers charging me the full rate. Not one of them performed and went out of their way to get things done the way Stephanie did for us, including repairs and actually paying for one while we were traveling. Plus I used to be a licensed agent in Hawaii for 7 years, and know first hand that sellers get nothing more for their money using a broker charging 6%. If you can get a huge discount (in our case $8000) and superior service 2nd to none, it makes no sense to use anyone else. Unless you just don't like saving a pile of money! Larry Clutter
Simply Smart is the best way/value for selling houses. Stephanie has the experience to help someone new or the experienced write up a listing, advice on the photo shoot and pricing. I have saved well over $100,000 using her services. Yes I have to deal with the buying realtors but in a way it is in my best interest. Simply Smart is the best. Mike Scobee
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