The inspector’s job is to find problems. Period. So its a good idea to take everything they say with a grain of salt. They can scare you away from the house you want unless you go into the inspection with the right attitude.
Inspectors will try to find as many problems as they can, but good inspectors will also let you know what parts of the house were built well and maintained well.
“2×6 walls offer more space for insulation and can provide better structural integrity than 2×4 walls”
Inspectors are also a good source of information on where to turn if repairs are needed.
Every house has problems, whether it’s 100 years old or 2 weeks old. The inspector will find lots of problems in both cases, but most of what they find are minor issues. Consider these to be your list of “items to do over the next few years”. The major items (aka – expensive or dangerous) are the ones we want to pay attention to. Hopefully we noticed all of these major items before you made an offer on the house and we adjusted the offer accordingly. After all, that’s why you selected me as your agent. I can usually spot these problems if they are visible. However, there are sometimes items hidden in an attic or crawl space that are not accessible to us when touring a house. These may include mold, water damage, or structural failures.
Now we have options:
Option 1
Ask for a price adjustment*** – after getting estimates from licensed professionals, you can make the case for an amount that you want to reduce the price.
option 2
Ask the seller to make repairs*** – almost anything can be repaired and most times the seller will work with you to make the deal work for all parties. If there are items that need repair, this is a great place to start. However, the seller may not have the funds available or the knowledge required in order the make the repairs. In that case, try option 3.
option 3
Back out – you have the right to cancel your buy & sell agreement for any reason found during the inspection. However, this should be only used if new items are discovered. It’s not ethical to back out based on items that you were aware of when you made the offer to purchase.
*** Be aware that when you ask for a change to the contract (items 1 and 2 above), the seller has the right to cancel the contract and negotiate with another buyer. Before asking the seller for a change, consider that you may potentially lose the house in the process.