Most offers are contingent upon performing a home inspection within 10-14 days depending what time frame is stated in the Purchase Offer. The buyer is responsible to choose the home inspection and pay for their services, generally takes approximately 3-4 hrs.
We prefer that you are not at the property during the buyer's home inspections.
Several people are present during this on the Buyers Team, their real estate agent (may or may not be there), buyer’s family, contracted parties, home inspector, etc.
*The power & water must be turned on so the buyer can perform a complete home inspection.
The home inspector might find items that you may not be aware of. The contract asks that the items be working in the manner in which they are intended. At this point in the process you are not responsible for cosmetic items.
Based on what the buyers learn from their inspector and depending on what the purchase offer contract states the buyers may decide:
- That the home will take too much work and money and withdraw their offer
- Request for repairs (cosmetic or not)
- They may ask you to be responsible to pay up to a certain percentage of the purchase price or a flat fee amount.
- They might put a cap on the wood destroying organism repair limit
- Or, they may continue to move forward with the transaction “as is”.
The inspection will review the condition of the homes’ general structure, windows, doors, appliances, plumbing, air conditioning and heating, foundation, ventilation, electrical systems, roof, attic, basement or crawl space.
The inspection is not designed to criticize every minor problem or defect in the home. However, many times due to our litigious society, home inspectors do just that, to cover their “assets” they point out everything under the moon.
A home inspection is intended to report on major damage or serious problems that require repair. Should serious problems be indicated, the inspector will recommend that a structural engineer or other professional inspect it as well.
Your home cannot pass or fail an inspection, and the buyer’s inspector will not tell them whether he/she thinks the home is worth the money the buyers are offering. The inspectors’ job is to make the buyers aware of repairs that are recommended or necessary.
A professional inspection will help all parties make a clear-headed decision.
In addition to the overall inspection, the buyers may wish to have separate tests conducted for termites or the presence of radon gas, mold, water testing, thermal imagery and heat/air loss inspections (energy audits)