Inspections and Repair Negotiations for Sellers

Repair disputes are the most frequent reason for contract failures before closing. Property inspections can frequently result in buyers asking the sellers to make repairs. Whether you are prepared for these requests, or they come as a surprise, we are here to help you to deal with them.

Part of our service is to help you avoid “surprises” related to condition and repair negotiations after inspections. We want you to always be thinking ahead--to be prepared for inspections and repair demands from the buyer. We advise you to anticipate what inspection and repair items may be troublesome and may become a point of negotiation. When working through the initial purchase contract price negotations, we advise you to make room for these extra expenditures. If you go too far in price concessions at the beginning, you may have no room left when inspections are done and condition corrections are requested by the buyer.
Usually the buyer orders and pays for the inspections. The Archibald Group keeps a watch over this process to make sure that inspections are done on time, and that you receive the inspection reports by contractual deadline due dates. Depending on the desires of the buyer and their selection of inspectors, there could be as few as a single inspector hired to do a thorough inspection of the home, plus all equipment supporting the home.  However, there may also be other inspectors hired with a more focused goal: possibly a heating and air conditioning contractor, a well inspector, or a septic inspector, etc.  Each of these inspections will have contractual deadlines for completion, as well as deadlines for submission of reports and buyer requests for corrections. It is a maze of contractual obligations and deadlines that The Archibald Group helps you successfully navigate .

Once the inspection reports are complete, we meet with you, our sellers, to go over the reports and any buyer objections or requirements that may have arisen as a result of the inspection. If there are no objections, or if they are minor in nature and cost, you may opt to agree to corrections. However, if they are more extensive and were not anticipated, we will help you navigate through negotiations. We have our own list of inspectors and contractors, and can call in experts to provide cost estimates to help our sellers make decisions within the deadline times. The end goal is to keep the purchase contract moving forward to the closing table with satisfactory net proceeds to the sellers.