Home Inspection - Now what? What are my options?

Question

Hey BP!

I'm under contract on a 4-plex and I have the property inspection coming up.

I have a contingency in my contract for the property inspection, but what does that really do for me?

I don't expect to find much (or rather my inspectors/realtor/property managment, who are all walking through for me), but what if they do?

What options do I have in terms of re-negotiating price and what format does that take place?

Is the contract cancelled, if I choose to back out?  To renegotiate is it a new offer acceptance?

I would be interested to know if anyone has been down this road, and what experiences they had, good, bad, or otherwise.

Thanks!

-Sam

David Avetisyan · Answer

I'm assuming you have a standard purchase contract, in which the contingency has been placed for your protection.

If the inspection comes back with issues, you can ask for repairs, price reductions, credits, and/or cancel the contract depending on the situation.

Consider the market, purchase price, and factor everything into your numbers. This is a numbers game.

Make sure you do a walk through yourself.

Govern yourself accordingly.

Adrian Chu · Answer

Each contract is different.  Read the terms on the contract.

If the sale is as-is (i.e. most bank owned and short sales), there is typically no negotiation room.

Samuel DeMass · Answer

Anyone following the thread,

The inspection yielded a few concerns, but mostly cosmetic.

There were a couple things that will probably need fixing in the next couple years like old in-wall heating units and a complete lack of gutters.

However, I chose to ask for only some of the cosmetic things be fixed, and here is my thought process:

It's currently 100% occupied, meaning everything is working "good enough".  There are things that can be done to improve the condition of the property.  If I chose to put some of the bigger ticket items on the repair request, I lose control of the quality of the repairs made.  I know I can fix cosmetic issues if they aren't done well, but the bigger things will cost more money to re-fix down the road because they weren't done properly to begin with.

Given the price I'm getting the property at, I don't feel like the seller will feel inclined to do any major repairs that will cost them more money.

Therefore, we only asked for minor painting and replacement of cosmetic items that we saw needing attention.

Adrian Chu · Answer

If it isn't sold as-is, then you can re-negotiate for potential repairs that are needed.

Paul Ewing · Answer

It was an allowance done at closing it didn't affect the sales price.

Samuel DeMass · Answer

@Cody Kauzlarich,

I couldn't agree more.  I failed to mention it, but all three (inspector, realtor, and Prop manager) will be there for the walkthrough/inspection.  I haven't bought a property without a property inspection, and wouldn't advise it.

@Paul Ewing,

Thanks for the input!  What did the credit negotiation look like in terms of actual cash exchanging hands?  Was it a reduction in total price, or an allowance provided for the repairs via cash at closing?

I don't have the good fortune of being able to physically inspect the property myself, but I am blessed to have a great team that I know on a personal level and have worked with on previous properties in the area.

Have you ever bought a property outside of your local area?

Samuel DeMass · Answer

@Adrian Chu, @David G, @Cody Kauzlarich, C.C. Wong,

Thanks for the responses fellas!

I actually found this property through my local real estate agent's auto-search.  It is a standard real estate contract, with one contingency being the property inspection by my representatives (realtor and property management).  I expect it to be move-in ready, as it is already occupied by tenants.Hopefully the inspection doesn't come up with anything material to the purchase, but it sure is nice to know I have options.

Thank you for your time!

Paul Ewing · Answer

I have only done one buy with an inspection contingency.  Usually I buy with a full walkthrough by myself and if there is a question I will have someone look at it before making an offer.  The one I did with an inspection contingency was a personal house and there were some issues found on the roof and the back of the house.  I negociated a credit and had the work done after I bought the house.

Cody Kauzlarich · Answer

If that's the case then your representatives should include an actual home inspector. Neither a property manager or a realtor is close to a replacement for competent home inspector. A home inspector should be able to check wiring, plumbing, foundation, roof, raydon, among numerous other things. A realtor and property manager will walk through and make sure the lights work and that the carpet isn't stained.

Che Chiu Wong · Answer

It highly depends on what condition of the house you as the buyer and the seller agrees upon. Do you both expect a move-in condition or agree it is as-is?

Regular sale, usually has negotiation room. Distressed sale, usually take it or leave it.

Technically speaking, seller may force a sale to happen if you decide not to buy the property Without a good enough reason specified in the contract, so they can take away your down payment etc.  But at least in my area for distressed sales, it rarely happens.

Home Inspection - Now what? What are my options?

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