@Ana Marie B.
I agree with the above feedback from everyone. You can either wait it out or withdraw your offer (in writing via email or letter) and get your EMD refunded back to you.
Also, for the future, if you are going to ask for a "price reduction" due to "unforeseen repairs" - it is best to use other terminology other than a "price reduction" or "repair requests" as some sellers may tend to entertain other offers instead, or decline your offer all together. I like to use the terminology "Forensic Cost to Cure Disclosures Addendum and Exhibits" and list your "Cost to Cure" exhibits on a state official addendum form.
Hopefully, you had a home inspection done by a certified home inspector, and you received a certified inspection report with color photos describing each defect. You can actually use the photos and copy some of the wording from the inspection report and use it on your "Forensic Cost to Cure Disclosures Addendum" which now becomes a "Fact of Record"
NOTE: Even though in most cases you will be making offers on “distressed” properties which are sold “As Is, Where Is, and With All Faults”, you will STILL have the right to an inspection of those properties to determine the exact condition of each property in its “As Is, Where Is, and With All Faults” situation. You should also have your agent email you to confirm your rights to have the inspections done and approve them – or get a refund of your deposit(s).
When you are ready to create your exhibits - I would keep each exhibit short… combining items so that you have 1 exhibit for each of these if applicable:
Hazardous Conditions,
Code Violations,
Unpermitted Improvement
Out of Code Improvements
Structural Defects (perhaps to include foundations, rot, joists, bearing walls, grade and draining, etc.)
Material Defects (perhaps to include electrical defects, plumbing, septic defects, heating and cooling defects, etc – things that are maybe not so “structural”, however they make the property uninhabitable unless items are repaired)
So… you are not making each picture into an exhibit… make a separate exhibit for each one of these categories above and combine pictures and bids to total the cost to cure for each category.
It is best to create AND FOCUS your exhibits on “unseen” items… items discovered only because you actually completed “intrusive inspections” THEN, bring in the “seen” items to make the exhibit longer… if you have time…
If you don’t have any unseen items, then you have to work with the best repairs you can find…
and also remember …
Your opening paragraph should go into an official state addendum form provided to you by your agent…
either you send an email to the agent to tell them the words … (best when the agent is working with you)
or you get the blank state addendum form, and put the words in (required when the agent is NOT working with you) ..
and your opening paragraph could be something like this:
"Due to hazardous Conditions, Code Violations, Unpermitted and Out of Code Improvement, and Structural Defects & Systemic Defects sited in the exhibits below with a total Cost to Cure of $32,700, the Purchase price of the property will be $38,000; the Cost to Cure is evidenced by “Exhibit #5 - Certified, Inspection #0826157538” and “Exhibit #6 - Contractor’ s bids, License #_____________”, and in the following exhibits [found in the attached file name {Forensic Cost to Cure Disclosures Addendum and Exhibits-7538SMarshfield}, attached hereto and an integral part thereof; namely:
Exhibit #1 – Code Violation / Hazardous condition - Main service line to Meter & Inferior electrical panel - Cost to Cure : $1,500
Exhibit #2 – Structural Defect – Rotting and Failing Fascia & Soffit around 90% of structure – Cost to Cure : $2,700
Exhibit #3 – Code Violation / Hazardous condition – Cost to Cure : $1,500
Exhibit #4 – Structural Defect – Cost to Cure : Unknown
Exhibit #5 - Certified, Inspection #0826157538 – 35 pages
Exhibit #6 - Contractor’ s bids, License #_____________” – 4 pages,
and again .. I would shorten the names of the exhibits so they fit on one line without leaving words out …
Also, please remember:
You want your 1st couple of exhibits to be your worst… so if they open the exhibit, they see that the title of the exhibit is not an exaggeration ….
Hopefully, they won’t open the rest of the exhibits… but if they do, you have focused on the worst pictures/defects first ….
Rename the inspection report to the exhibit name above, and attach it to the addendum.
Rename your contractor’s bid (If you have one) to the exhibit name above and attach it to the addendum.
How does all this sound? Look?
Hope this helps you and best of luck!!