Most home purchase contracts, if not all, will have some type of inspection contingency regarding the buyer’s interest in determining the physical state of the property in question.  Most will engage the services of a licensed home inspector who, for a fee, will spend several hours in the property going over everything with a fine-toothed comb and compiling a list of possible deficiencies in and out of the property.

As you agent will explain to you, this must be done in the contractual time frame agreed to by all parties for the buyer to request things to be repaired or replaced in order to remove their contingency in the contract. This is were it can get tricky, if your agent isn’t astute or savvy enough to interpret the findings into a list of fixes it could be problematic for the buyer.

I have seen a lot of home inspection contingency removal forms that agents have provided that simply are copied and pasted from the inspection report to the addendum. Case in point, if the home inspector finds the hall light isn’t working and notes on report “hall light was inoperable” and the agent copies this to the addendum it doesn’t clearly denote what the buyer’s intention is, it isn’t the selling agents job to determine the end result for the buyer. It may be assumed that you are asking for it to work when you take delivery but at this point it is a statement rather than a request and as seller isn’t being asked to take care of this problem. Buyers agent should have written “hall light is inoperable and needs to be repaired or replaced to working order”. This is a clearer example of the buyers wishes and should garner the desired result the buyer is looking for.

Make sure that your wishes as a buyer are being conveyed in a way that will deliver your expected result in all aspects of the contract, the Home Inspection process is important to the overall success of a smooth transaction. Make sure you broker is on top of your needs and putting them into the best light possible, Good Luck and Happy Selling!

Chance Harrison

CEO/Principal Broker

Green Lawn Realty