Do you negotiate on minor repairs/cosmetic issues?

Question

We have started the inspection process, and prior to the main inspector coming in, I've already noticed several more cosmetic issues (cabinets have way more wear and tear), deck needs to be repainted and has safety issues, areas where drywall repair is really obvious.  On their own, each thing would not cost more than a couple hundred dollars, but then it starts adding up, particularly for making a presentable short term rental.  Are these things that are negotiable? Based in California, where I have to sign off on the inspection contingencies.

Russell Brazil · Answer

I do not negotiate on anything that can be visibly seen by a reasonable person with their own eyes.

Avery Carl · Answer

@Roxana Daneshjou check your contract. In the markets I am in it specifically says in the contract that the seller is not required to repair any cosmetic issues.

In my opinion it’s a bit of a waste of a potential seller concession to ask for minor and cosmetic repairs. The shorter and more serious your list of asks, the more seriously the seller will take your requests. If you send a list of 27 trivial items it’s going to kill your negotiating power on the 3-5 things that truly need attention.

Roxana Daneshjou · Answer

@Sam Shueh, this isn't in the bay area.  It's not in an area that has multiple offers, waiving of inspections, etc. We've been in that market and know how that works.

Sam Shueh · Answer

Last 15 years in residential all sales in CA are as is. Expect you waive inspection right after viewing. If it has wear and tear it is already factored in the agreed price. Want to haggle for a discount or repair in SFBA it is not a customary practice. Still have too many solid offers . Most come with no contingencies and quick closings.

David M. · Answer

@Roxana Daneshjou

Well, that kinda sucks....  well, as I tell my clients, you are buying the property and not the sellers.  You can always ask (unless your contract or State does inspection clause differently) and see how they respond...  so they know you made an offer sight unseen?

Roxana Daneshjou · Answer

@David M., we were from out of town, so we made the offer before we saw the property in person.  We reviewed the photos and had our agent see the property who said it was in ready to rent condition, didn't need much. So we offered as though that was the case (ready to rent), but actually, I feel there are a lot of wear and tear repairs that will add up - some needing replacement, some needing sanding/painting, etc, redoing dry wall.

David M. · Answer

@Roxana Daneshjou

First off, what is your intention for the property?  If you are going to remodel the kitchen do you really care how worn the cabinets are?

Is the agreed upon price commensurate with the market value and condition of the property?  Did you by chance offer as if it was in pristine condition?  Assuming you saw it, that’s bad in your part, but you could use that argument to whittle them down.

Basically, if you wanted to be a more “picky/nasty” buyer, you could use the inspection to try to whittle them down.  Maybe get an overall credit of a couple grand or so...  again, it sounds like you are seeing signs of wear which really aren’t repairable without replacement.  While everything is negotiable, it your choice what sort of buyer you want to be.

Good luck.