Inspections are usually paid by buyers during their Option Period as part of their due diligence process. The buyer sends an inspector who acts on their behalf and prepares a detailed inspection report with pictures detailing the areas of concern. The report is usually presented to sellers as a way of further negotiating the price or terms of the sale. Sellers also have the ability to get a pre-listing inspection but usually decline getting one done. A seller inspection can assist you in addressing the larger items that may haunt you in future buyer inspections.
Seller Disclosure Statement
In Texas, inspection reports must be disclosed as part of the Sellers Disclosure statement. This statement becomes part of the listing agreement when placing your house for sale. The statement also becomes public information upon request by another agent who has a qualified buyer interested in your property. This promulgated form provides the buyers with insight to property conditions known to the seller. Inspection reports performed by licensed inspectors received by the seller in writing within the last four years must be disclosed in the Seller Disclosure Statement.
Inspections for Sellers?
A seller inspection is your right as a seller to be proactive in the sale of your home. It addresses key issues that will eventually surge on other inspection reports. This type of inspection helps establish you as a conscientious seller. It is always best to identify problems you are not presently aware of sooner than later. Once you identify the issues, you can shop around for the best price to remedy the problem, rather than accept the repair cost an inspector, the buyer or the buyer's contractor might attach to it.
Timing for Inspections
It is a good rule of thumb that the earlier you get the home inspection the better. Consider getting an inspection prior to placing your house on the market with an agent. The inspection will reveal underlying flaws and issues that must be addressed to make the place more enticing for a buyer. Don't get caught replacing your carpet with hardwood floors or laminate only to later find out that there is an under slab leak. Future buyers will take into consideration the aesthetic value but will be thankful if there aren't any underlying issues that may need to be addressed or negotiated. Make sure you leave yourself ample time after the inspection to perform needed work and get multiple bids from contractors. A wood destroying insect inspection can be a great way to show buyers that you had the inspection and had it treated with a possible warranty. An HVAC inspection and a scheduled maintenance will also show good faith on your part to sell the property in good condition.
What to Ask
Request a list of licensed inspectors from your agent and compare pricing. If you don't already know an inspector or are not working with an agent, I would be happy to email you a list of licensed inspectors. Average costs for inspectors in Houston for houses under 4,000 sq. ft. are around $350 for the home inspection. Wood destroying insect inspections, pool inspections and HVAC technician inspections are additional to your home inspection. The inspector you select should be willing to have you following him or her around during the inspection to allow you to observe and ask any questions about your home's condition and how to address areas of concern. If you visually see the items with your inspector, the written report produced will make more sense to you and you'll find it easier to point out the needed repairs to contractors.
Negotiating Repairs
There are times when buyers prefer to accept a seller contribution on the purchase price and perform their own repairs. Seller contributions are taken as deductions in either price or as a contribution towards closing costs. This is common in areas that aesthetically identify personal taste such as wallpaper, built-ins and paint-color schemes. A seller inspection will not replace the buyer's inspection. The buyer has the right to select their own inspection while reviewing previous inspection reports that the seller may have. Usually buyers show concern when larger items in need of repair have not been repaired or replaced even after a seller inspection. A good idea would be to provide the previous inspection with a list of the items that were repaired based on the inspection. This will show the buyer that you as the seller have acted in good faith and may help during the negotiations of the sale of your home.
Let me show you the way...
I understand that selling your home is a lengthy and delicate process. I can assist you in the home selling process which includes establishing market value, marketing, offer negotiations, assisting in the inspection and negotiations process after inspections. Fell free to request a Complimentary Market Analysis and I will send you a price range for your property via email. We can then discuss and potentially preview your property to establish a market value for your home. Receive up-to-date market activity emails regarding your neighborhood with my Market Activity Notifications via email. You can also request our new Market Snapshot to get a glimpse of market conditions around your home. You'll receive updates via email to the properties that are active/pending/sold in your neighborhood.
Sincerely,
Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.houstonheritage.com
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