All Forum Posts by: Jason C.

So we were able to get rid of this buyer. They asked for a 2 week extension for more inspections and we declined. That would of been 4 weeks for inspections.

The day the house went back on the market we had a full price offer, inspection new buyers had done went good. Less then $400 in requested repairs which are being done. 

One question I do have is we are being told that the appraisal will take 30 days. Possibly 21-24 days if they can get it expedited. 

Is this normal? Any tricks to speed it up. We won't hit our closing date if it takes that long. That's ok if we push it back it just seems like I need to go to school to be an appraiser if it's that busy.

We have not heard any feedback from the buyer. 

Home inspector pulled me aside away from the buyer to tell me he was really impressed with the quality of the house. That there would be a  few minimal items such as strain relief on new hot water heater missing, anti tip device not installed on cook stove. Things like that. He could not really go into  detail bevause he was working for the buyer which is fine but be wanted  us to at least know how things went overall.

That sounds like a good plan to make them close out all other inspections before allowing an extension.

You guys are awesome! Always provide a different way to look at things!

Need a few more thoughts from everyone. Buyer is almost out of due diligence time and still have  not completed all their inspections. Solely because the people that they want to do the inspections are crazy busy. They have the normal inspections done but are still waiting on chimney and well productivity test...Well inspection was done already. Septic is done outside due diligence period and is on the seller to handle. Typically done week before closing. 

They are requesting extension to the due diligence period. 

Any thoughts on if we should agree or not?

So I figured out what a contractor inspection is. They decided to hire a builder that does multi million dollar houses to inspect a $330k house. Then they told our agent that they wanted the house brought up to the standards of a multi million dollar house cosmetically and for us to pay for it. 

Our agent let them know that was not happening and they gave her the impression that they were going to use all the time they are allowed and have more inspections and then decide on the last day what they wanted to do.

Is there a way that we can make these people go away instead them taking up the next 2 weeks of our time and holding our house hostage off the market?

Our agent says there is not but I'm thinking we are missing something. 

Tim,

I hear you brother! That is standard operating procedure in our area. Offer starts low, gets negotiated up, and then gets back down near original starting point after inspections. The problem is the tide has turned in the last couple years where I am at and now it's just people still trying the same tactics, sellers telling them no to a price adjustment and then the buyers walk and try it at another house. Sellers put the house back on the market since it's seller's market and accept another offer. The only problem is we only have about a 5-6 month selling window because the winter is hard to get things moved and most people kind of just hibernate. So by the time you get your house ready in the spring after the snow melts, get it listed, accept an offer, it goes through the 10 biz day due diligence and we have a standard minimum 45 day closing if not a little longer then you are almost out of time to start over before the next winter. 

Mike,

Thank you. The way I understand Idaho law is that if a home has been inspected by someone trained in the specific field they are inspecting then it has to be disclosed...Assuming of course we were notified in writing that there were deficiencies. One could argue a contractor is not an inspector so I will have to wait and see how that pans out. 

Also I'm just going off what our agents broker told us about disclosure laws in Idaho. So it might not be completely accurate as it's not from a lawyer.

No lead in the house. Already tested before painting and every inch of the house is new paint as well inside and out.

We test the well every spring and it's negative for coliform and everything else that is tested for by the health department. Also we have a whole home water filtration system with UV light in case bacteria ever shows up between testings. When we test, it is done in the system before the filter so it's an accurate test on the untreated water quality.

Radon is not real common where we are although it has never been tested for. I have my own beliefs on radon and health effects and have not worried about it. Maybe I should though....Could it cause OCD??? 

Also my father in law is a general contractor, my best friend is a general contractor, and I have a business license for construction but not a generals license. I have had both of them plus and independent general contractor walk the house and point out any issues and they have all been addressed so if they do come up with something I have multiple people that will refute their opinion. But that's in a few days when the results of their walk come in.

Their contractor is coming today. 

I really appreciate all the help you guys have provided so far and I'm sure I will have more questions in this process. I don't envy people that do this for a living. It's stressful!!! 

Andrew,

Thank you for your honesty. I am not concerned about any of the work that I did and I am fine with that being inspected. Our agent tells us that we are the most anal sellers she has ever had since we fixed almost everything on the pre listing inspection and everything is done so well. As far as inspection timeline it is 10 business days. In hindsight I think our agent and us both would of required 5 days if we had known she was going to be this inspection happy but neither one of us had any reason to believe that was the case. 

There will be a few things that come up...It's a 38 year old house. I did not touch either of the masonry chimneys. They function. Have been cleaned and used every winter but they are 38 year old masonry chimneys with wood stoves connected. Almost guarantee that a chimney will say they need to be lined with metal pipes. That's just what they do here. 5 year old masonry chimneys are being relined. Wood is standard heating here. Most people inspect and clean their own chimneys and know better then to fall for the relining scam.

All of that aside. I believe a contractor inspection is just what it sounds like. My agent had never heard of it either. She had to ask around. 

So it sounds fairly normal. But in the future I need to shorten the inspection period.

It's just frustrating because we could still be on the market dealing with someone that is more realistic then to expect a brand new home for $200k less then brand new. 

Mike Cumbie,

That is a great thought also about removing all contingencies if we agree to adjust the price. We will keep that in our back pocket

Thanks for the feedback guys. The language in the contract allows inspections during  the due diligence period. It does not specify each individual inspection. Every few hours our agent gets a call from her agent to set up another inspection. We would not have accepted her offer if all these inspections were laid out in the contract. I'm not really concerned with the legal side of things as far as contract and all that. The main concern is if this is normal....Which it sounds like it may be depending on the agreed terms. I guess if we decide to keep our house on the market which we have not decided then we need to somehow specify in the future that inspections will be done before we agree to an offer. Which we will handle with our agent.

It just seemed wierd. It also seemed wierd that an all cash offer came with a $1000 earnest deposit.

Thank you. I reposted with more info. Trying to figure out how to to delete this one. Still trying to figure out how to use the forum here. Thanks