Buying A Home
courtneyhindo
member
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Seller wants to give us credits, but we want repairs made! Help!
So, my fiance and I are in the process of buying a house. We love it. It was a steal and has most of what we want. Perfect for us starting out. We obtained a home inspection and the inspector found about 7 things he would recommend fixing:
ELECTRIC
Distribution Wiring
REPAIR or REPLACE - Some of the NM distribution wiring (commonly called Romex®) are not properly or
reasonably secured or encased in conduit to the structure. This is an increased potential for various problems
and electrical safety hazards. Appropriate corrective action is recommended by a qualified electrician.
Outlets
SAFETY - Of the representative sampling of wall receptacles, certain receptacles read on the test meter to be
‘open ground’. Open ground is considered to be improperly wired and a potential electrical shock / fire hazard.
Corrective action is needed by a qualified electrician.
HEATING
Gas Burner
MAINTENANCE - The heating system is dirty and burners have debris on them. A dirty heating system can have
a negative effect on its performance, can lead to malfunction and safety hazards. A professional cleaning is
needed by a qualified mechanical contractor.
PLUMBING
Laundry Tub
REPAIR or REPLACE - This item is not secure. Appropriate corrective action is recommended by a qualified
plumber.
Showers
NOTE : The shower Head plumbing supply line is located in the Attic area and does not appear to have a heat
source or sufficient insulation around it. Without sufficient insulation and or heat source these pipes could freeze
and burst causing large amounts of damage to drywall and other items in the home.
Sinks
REPAIR or REPLACE - The sink drain trap is taped up or otherwise fitted with a temporary repair. The damaged
trap should be replaced by a qualified plumber.
Toilets
REPAIR or REPLACE - Mechanical / physical damage is present. The fixture may fail causing malfunction or
usage problems. This can result in damage to the fixture or the building. Water damage can result in damages
and deterioration of plaster, drywall, flooring and other finished surfaces. It can cause structural problems and
lead to mold. Appropriate corrective action is recommended by a qualified plumber.
Our lawyer spoke with theirs and today they said they would prefer to give us credit to fix it. I know some people prefer that, but we are not handy and I know these types of things can take time and more money than expected. We would prefer they repair them before we close. Also, if we choose to go with the credits, how much should I request?
Have you been in this situation? What do you think is best? What would YOU do?
Re: Seller wants to give us credits, but we want repairs made! Help!
I think most buyers would be willing to overlook pretty much all of these, so they're probably thinking that they could easily find another buyer who won't ask for repairs. If they're offering you a credit for these, I'd take it and leave it at that.
I find it better to take the credit as then you control who does the work and the quality of the results.
This would be my suggestion as well. First, decide if you really want this house. Then find a professional and get quotes for the work. I would much rather fix it myself and be able to control the quality of the work done than have the seller do it whose only interest is doing it as cheaply as possible because they're not staying.
From the sounds of it, they're still at the point where the sellers could back out of the transaction. So there is a choice.
I echo some of the PPs. I would get the credits for the electrical and the outlets for sure. Actually, it seems like those two issues aren't even up to building code and now that they are known to the sellers, if you guys don't buy this house, the sellers legally have to disclose those issues to any future buyers. I may also consider getting a credit for the proper fix in that shower.
As far as everything else goes...that's just normal wear and tear and home maintenance.
Also keep in mind that it's the inspector's job to get into the nitty-gritty details of the home. And, inspectors tend to make things sound way worse then they actually are. Like that furnace issue - that's just routine care. People with furnaces in cold winter climates tend to get their furnaces looked at and cleaned every few years anyway.
Sounds like the improper wiring and grounding is your biggest concern. AND, if you buy this home and try to resell it, chances are YOU may have to get this fixed down the road anyway, especially if building code law becomes more stringent.
I would get 2-3 estimates for work to get this repaired by a certified and insured technician. Then, I would choose the company you feel best about and tell the sellers that you will want a credit for the work to be completed.