[TommyT]

what should I expect ????

We've not sold a home is over twenty-years and at that time, it was easy. Now, it's a pain. Contracts, inspectors, estimates, and who knows what else.

My question to you, that have been through this, what will the inspectors be looking for or at or issues they will bring forward ????

Any help is greatly appreciated.

[skip0358]

Originally Posted by TommyT

what should I expect ????

We've not sold a home is over twenty-years and at that time, it was easy. Now, it's a pain. Contracts, inspectors, estimates, and who knows what else.

My question to you, that have been through this, what will the inspectors be looking for or at or issues they will bring forward ????

Any help is greatly appreciated.

We sold ours on Long island in 09. The 2 inspectors showed up for the buyers with the buyers and were there for 2 plus hours. They were on the roof,in the attic, checked the foundation inside and out,driveway,walks,step,deck,shed,heating and AC,electrical panel,outlets,plumbing,appliances,windows,doors,ga rage door opener,alarm system and anything else they could find. What made us happy was when they turned to the young couple and said your getting a damn good house. Found a few cosmetic issues but nothing that required fixing.

[graciegirl]

Originally Posted by TommyT

what should I expect ????

We've not sold a home is over twenty-years and at that time, it was easy. Now, it's a pain. Contracts, inspectors, estimates, and who knows what else.

My question to you, that have been through this, what will the inspectors be looking for or at or issues they will bring forward ????

Any help is greatly appreciated.

We have just gone through this..six..eight months ago and you will be expected to repair/replace a number of things.. The buyers have the upper hand.

We took very good care of our property but they found a patch of dry rot in one of our wood window frames and we had to replace the windows in THAT area...for close to 3K. We were fortunate because there were 57 window units in that house. We had to remove a birds nest from the chimney and repair some flashing(sp?) around the chimney. Put a light fixture in the furnace room. Add an exhaust in a basement bath. It was about five thousand dollars worth of repairs and believe me, we thought we were up on things.

But we did it, we sold it. And we are here. We have never looked back.

You do what you have to do.

Good luck. I know you are nervous and I truly understand.

[Ebsmom]

Hi Tommy..We are in the very same spot you are! Fingers crossed on the upcoming Inspection. We will do what we have to do to make it happen.. Getting our plans layed out for leaving our home of the past 19 yrs 4 months. Where again are you buying? We have yet to nail down our timeline or the exact home type... but with dogs we have to "consider" a CYV but could go with a cottage/designer..Hope to meet you and you wife and many others when we are all settled in TV's!
Ebsmom~Bev
USNRet~Dave

[k2at]

When the inspector checked our house they came up with 42 pages of comments. Most were diddly types of comments, some were outrageous, and a few we needed to address. Remember, they are paid by the buyer and therefore they want the buyer to think it was money well spent.

Gud Luk.

[skyguy79]

We sold two houses up north. One in 2009 and the other last year. In both cases there were issues found that had to be resolved.

2009 sale - There were two issues. One was that a termite tunnel was found in one of the garage beams. In 26 years in that home we never detected any problem of that nature until the inspector found it..It was an easy and inexpensive resolution for that problem. The other problem the inspector found is that the fireplace chimney was pulling away for the house. That was a little more of a problem and cost us about 5G's to fix that.

2011 sale - There were two issues found here too! One was the radon level exceed an acceptable level. That was a fairly inexpensive fix - about 1200 if I remember correctly. They also found that our home was in a flood zone and that cost IIRC around $500 to get an engineers elevation report to demonstrate to the buyer that there was no real risk. Funny part is that the home was in the family since it was built in 1954 and never once did we ever have a hint of there being a radon problem nor once did the home get flooded and the closest a flood water ever came to the house was more than 2 blocks away. We did however have a few occasions over the years where storm drains backed up and we got no more that a half a foot of water in the basement.

In both cases we only lost one buyer and had the home sold within a few months. The one case was because of the newly found out flood zone. So what does this tell you? It simply tells you that you have to expect the unexpected. I hope however that it doesn't happen to you, and if it does that the resolution is fairly inexpensive for you like it was for us in two of our problems. Good luck!

[JimPete]

We just sold ours in Nov. We were asked not to be there when the inspector and our buyers came through the house. It took them a little over an hour and they presented us with a 6 page report. They checked everything for soundness and functionality.

Most of the items were small. A kitchen sink sprayer that didn't work well, a loose faucet, etc. One was more substantial, facia boards that needed to be replaced and painted. And even though all appliances worked perfectly, the buy requested that we buy a one year warrenty on them which cost us about $400. All in all the total cost to us was about $1500. We had all the external trim painted when we had the boards replaced just to make sure the buyer was happy.

Worth it? Oh yeah!! We got a buyer.

As a side note. Just because they find something doesn't mean you have to fix them. You can fix some, all or none. It is then up to the buyer to accept or reject the deal. The buyer can nix the deal if the item on the report are not addressed.

Jim

[wendyquat]

We went through the same thing last year in NC. We felt so fortunate to have found a buyer in a more than depressed market so we made up our minds that we would do whatever the inspection found that needed to be done. After all, if we wanted to sell, and we did, it would have to be done sooner or later. The inspection of our 20 year old frame house revealed a few flaws but our buyers were so happy with their purchase they waived us having to do any of them. Just pretend you are the buyer and it will be easier to accept responsibility for making needed repairs. As a previous poster commented, the inspector is being paid by the buyers so they feel obligated to "earn their money" so there's a good chance they will find something!

[Yankee Quilter]

I have been in corporate relocation for over 25years and have seen hundreds of inspections. Unfortunately, the inspectors have become very nit-picky, down to light bulbs missing. Your buyers need to realize they are buying a resale, and part of your agent's job is to help you deciide what to fix, usually broken, safely and code and to negotiate on other things. On our last home, we had a contractor go through first and the buyers' inspector found more! We compromised, but we had not countered their offer price ... It worked out. Typically, if the buyer is emotionally attached to the house they are realistic too. Good luck! You're almost done with this leg of the journey!

[TommyT]

Thanks everyone. We are soooooo nervous about this inspection. In our eyes the house is just fine, but we shall see on Wednesday.

Our home in Pennecamp is waiting and we can't wait to become "FROGS" forever.

this is the way we feel !!!!

[Ebsmom]

Good luck Tommy! Hope to meet you in TV's..
Ebsmom~Bev
USNRet~Dave