There could be two inspectors;

#1- her inspector that she hires to point things out that could need replaced/repaired

and/or

#2- her home owner's insurance company's inspector to inspect for their interests. Roof, electric, HVAC and plumbing.

I wish the closing was sooner so I could put an end to this thread. :D

it just sound so wrong to me. They want to buy the hosue at its present condition but now due to insurance requirements they want or someone feels that its your obligations to get them fixed so they can insurance the home? Am I reading into this thing too much?

that's new to me, is that part of SOP if FL? If not, that should happen after closing.

yep, exactly

I really think that your agent don't want to lose the deal so he/she is trying to make the other party happy

Seems typical for here in central FLA.

Prospective buyers will naturally hire a home inspector to check it all out.

If there is a mortgage involved, the mortgager will need to conduct an assessment as well. They typically they will base their assessment from: (a) the appraiser they appoint. However depending upon the property and what information the appraiser provides them, they may request your home inspection report, or simply have one performed themselves. In some cases they may punt it onto the insurer.

Lastly there is the insurance company, again depending upon the property details they too may have their own inspection performed.

Really it comes down to the realtor you have representing you (always deal in real estate through a buyers broker, they represent you and not the seller). They know the racket and if they are any good will be able to navigate this crap as well as ensure the inspectors conveniently 'miss' the potential deal breakers.

I think the agent needs to work on selling. That is a learned skill that seems too few of them posess.

You should sweeten the deal, so they don't have to do their job.

JR

If it's already under contract the agent had it 3/4s of the way sold. Sounds like a nervous agent who isn't comfortable standing up to an objection. Stuff gets found on almost every inspection. You can't have a seller fix everything that someone "might" request.

Every area is different, but most offers here are conditional on the buyer obtaining satisfactory insurance. That's become more and more of an issue in the last couple years, with insurance companies going as far as insisting on having proof of the age of the roof, certification of wood/propane stoves, even creating issues around deck railing height.

And I agree with the comment above about every deal being too different to make generalizations. I sold a place last week where the inspection turned up aluminum wiring in the basement, insufficient venting in the attic and bedroom windows that don't meet code for egress... we had a backup offer in play so we just told the buyers they'd have to accept it as -is or screw off. Then tonight I'm negotiating a deal on a place where we have an obnoxious laundry list of piddly deficiencies, and the seller is going to do them all because they've been on the market for 7 months without an offer.

Standard answer for any real estate question: "it depends"

Maybe I misread or misinterpreted this. No buyer's agent who is "any good" is going to steer the inspector to "conveniently miss the potential deal breakers". I know that stuff does go on, but certainly not among agents who want to make a decent living or stay in the business long term.

That's even more true if the agent is representing BOTH parties.

UPDATE UPDATE UPDATE

Tuesday we had the buyer's inspector go through the house. My wife and our realtor was there, I was 150 miles a way working at my new job.

The inspector did find some items that were not quite 100% to his liking. But he admitted they were minor in nature.

They were;

1. I have three GFI outlets that have the polarity backwards.
2. The garage disposal and the hot water heater wiring from the wall to the device is not in conduit.
3. The garage door does not have a laser beam stopping/reversing devise on it.
4. The age of the water heater was noted.
5. I have a electrical wire splice in the attic that is not in a electrical box.

There were several other items and I don't need to list them all. If someone wants a copy you can PM me your email.

All this being said the buyer wants us to correct one item that was noted by the inspector. She wants a laser beam added to the garage door. The door already has the touch switch at the bottom edge of the door that reverses it if it comes down on something. They have sent over an addendum to the sale agreement asking me to agree to correct this item.

My door operator is original to the house and is 30 years old and works fine. I can't simply add the beam switch to the motor controls. Everything I'm finding on the web says the beam kits can't be added to a unit manufactured before 1997. The Fed's at the Consumer Product Safety Commission must have mandated them from '97 forward. This means I need to replace the entire motor, chain, controls etc. etc. to the tune of $150-200.

Our realtor of course is taking the position that I should agree to do this or the buyer may walk on the deal. She just wants the deal to go thru so she gets her check. It is a cash deal and if this buyer walks the next buyer maybe getting a loan and I'd have to fix these things anyway.

I think I'm looking at the following options;

a. Tell the buyer to stick it in their ear. It's an as-is house and you can deal with the non-problem when the house is yours.

b. I can negotiate this issue and meet half way. I'll offer to buy a new opener and leave it in the house when I move out.

c. I'll write a check for $200 at the closing because I'm in the middle of moving and don't have time to deal with the installation.

d. Cave in on it and buy one from HD and install it this weekend and get it behind me.

I was pretty pissed when I spoke my realtor. So now that I have settled down now I think I know which one I leaning toward.

Your thoughts?SmileWavy

b.

Then again, c.
.
What a pain, eh?

Realtor should kick in some dough on this. Replace the opener and keep the old one for your new place. Or, keep it for a spare.

Hmm, if the touch switch serves the same function, stopping and reversing the motor, one would think you could use that circuit to wire a light sensor.

If I had a cash buyer ready to pay me an acceptable price and this is all that's in the way I'd go for d. Maybe b or c if you aren't afraid they'll walk, but I sure wouldn't let a cash buyer get away if the alternative is dealing with the demands of a buyer plus the demands of a financer.

This isnt the time to split hairs or clog up the works. Sure, anyone can replace a garage door opener if they have basic skills but this buyer might not know that. I would give then a credit/check for the cheapest door opener, ~$120 and be done with it.

good luck in your move

+1 times two
A real estate agent's number one priority is to make commission. His or her job is to convince you to do whatever makes the home easier to sell so they will get that commission faster.

I think agreeing to $100 worth of stuff opened the door to the buyer getting the idea to demand more. If the contract is truly "as is" then the inspection is a courtesy and not a requirement so go ahead and inspect all you want but lose your earnest money if you back out.

Personally, I'd cut the $200 check.

It's peanuts in the grand scheme of things and gets the deal done.

Don't forget that every day longer that you spend in the house is money out of your pocket.

I'd tend to agree, but my instincts are based on a market that is distinctly in the buyer's favor. If this buyer backs out, are you going to be waiting 2-3 months for another one? Could you end up with another buyer right away, but one who's more likely to nit-pick on a bunch of things? $200 seems like a pretty small bandaid to rip if you have a price and a closing date you're happy with.