Homes move like lightning in the hot Asheville real estate market.
A home inspection can have a significant effect on the sale of a home. If an inspection reveals life or property-threatening problems, it can even kill the deal. Or it can send the parties back to the bargaining table to renegotiate the price or convince the seller to make some needed repairs.
What is “reasonable and customary” regarding home inspections? What findings may be deal breakers? On the other hand, which items would be considered “nitpicky” for a buyer to demand? These questions may be have varying significance, depending upon whether we are in a buyer’s or seller’s market. If there is a glut of real estate for sale, then buyers can be as choosy as they wish. However, in tighter markets, such as the Asheville real estate market and surrounding and Buncombe County, listed homes can move at lightning speed, leaving buyers in more of a take-it-or-leave-it marketplace battlefield.
This being said, let’s take a look at what items are acceptable to ask sellers to fix if an inspection brings them to light.
Substantial home inspection problems
Termite tubes run through this board.
No matter the condition of the market, if an inspection reveals defects that are structural, mechanical, or environmental, it is reasonable for the buyer to request the seller to make repairs. This means issues that could prevent or restrict use of the home. Here’s a short list:
- Leaking roof or water intrusion at the home’s foundation
- Major drainage problems
- Mold problems
- Termites and other wood-destroying pests
- Electrical defects that create safety issues
- Wildlife in the attic (bats, squirrels, raccoons, possums, etc.)
- Well water or spring issues, such as inadequate pressure or volume of water
- Plumbing problems that interfere with use of the home, such as a backed up septic system or non-functioning toilets
- Lead paint (it’s a federal requirement for sellers to disclose any lead paint findings)
This list is by no means inclusive, but it represents issues that are reasonable and customary for buyers to ask sellers to handle previous to closing.
Minor issues might seem “nitpicky”
Don’t ask the seller to stain the deck.
As mentioned earlier, homes move quickly in the hot Asheville real estate market. In this environment, sellers may become irritated if they find your demands are focused on too many small issues. Let’s face it; if a listing has ten potential buyers standing in line, the seller has the luxury of grabbing the deal that seems most advantageous. To avoid being left in the dust, there are a number of demands that are best not to make. The following list is not all-inclusive, but is intended as a good guideline.
- Cosmetic issues. Is there a cracked tile in the backsplash behind the bathroom sink? Does a deck or rail need staining? Don’t ask the seller to fix those. You must ask yourself two questions before asking a seller to make a repair. One, if you or the seller walk away from the deal, is this a problem for which the next potential buyer would demand action; and two, would this problem interfere with your ability to get financing on the home? If the answers are no, it’s probably best to bite the bullet and keep quiet about this particular issue.
- Cracks in the basement floor. Since concrete is a porous substance, it absorbs water and has a tendency to “settle.” Concrete floor cracks are not a structural problem, and are of little concern unless they are allowing water into the basement through the floor. However, cracks in basement walls present a more serious problem and should be inspected carefully.
- Repairs costing less than $100. There may be dozens of minor issues that need to be addressed, but home closings usually have a time frame in which to make those repairs. Don’t overwhelm the seller with a daunting list of requests, or he/she may just move on to the next offer.
Don’t ask the seller to fix small issues
Choose your battles wisely. Here are a few more minor issues that you should not to ask the seller to fix if you’re trying to buy in a hot market.
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This outlet had water inside and was sparking.
Non-functioning light switches or outlets.When it comes to switches and outlets, wires can become loose. It might be just a worn-out switch or outlet, however it may be indicative of a larger electrical problem. Your home inspector will determine if the electrical system is safe, or if there might be a more serious issue. Repairing a few old switches and outlets is usually inexpensive, so don’t insist on every switch working or looking like new. Wet areas (kitchens and bathrooms) should have GFCI outlets installed. However, many older homes don’t have them. Don’t stress over it. They are very easy to install by a qualified electrician.
- Cosmetic landscaping or small yard issues. While it’s important for a home to have “curb appeal,” you should not expect the seller to replenish the flower beds or trim trees as a condition of the sale. Nor should you ask the seller to level those few bricks in the garden path or remove the dandelions in the front yard – not unless you want to risk having your offer passed over.
- Loose fixtures, knobs, etc.If you find light fixtures, doorknobs, or even railings to be loose, this is some of the “small stuff” we’re always urged not to sweat. While a loose railing may be inconvenient or even unsafe, these kinds of problems can be solved most of the time by walking around with a few basic hand tools. Unless your inspector finds wood rot, decay, or major safety issues, it’s best to avoid asking the seller to take care of it.
Strike a balance
Know the difference between essential and non-essential repairs, and always keep the market in mind. In a “buyer’s market,” you have much more leeway to make demands of the seller. However, in a “seller’s market,” you don’t want to risk losing the sale by seeming too unreasonable, demanding, or nitpicky.
Buying or selling a home in the Asheville real estate market? Avoid unpleasant surprises! Don’t sign a contract before calling Asheville home inspector Peter Young. Click the orange button below to make an appointment.
