WHERE TO FROM HERE?
You've had the home inspected, now what? This usually depends on what the inspection turns up. While it varies with each buyer, you must personally determine what is considered acceptable (normal wear and tear, cosmetic items that are clearly seen) or unacceptable (unforeseen conditions or safety hazards that you could not have been aware of without an inspection.)
The seller doesn't normally have their property pre-inspected, so they are likely unaware of some of the findings on the inspection report while they may be aware of others, items that may also be listed on the Seller's Disclosure Notice.
NO HOME IS PERFECT!
Houses require regular maintenance. There are a lot of moving parts in the mechanics of each home as well as many items that may become worn out over time. Even newly constructed homes may have items that were incorrectly installed or not in proper working order.
Unless you are purchasing a home to completely rehab, then consider taking...
THE "FRESH" APPROACH
I personally coined this acronym after many years in the real estate business. When prioritizing items that you may want to ask to be repaired - OR - when asking the seller to allow for a credit at closing (preferred so you can hire the contractor of your choice), remember that you want your home to be "FRESH!"
These are the basic building blocks of a home, the "big ones." Depending on the age of the home, there may be a lot of small things on an inspection report, too. Ask the inspector, "Is this an average, above average or below average home of this age." This will help give you a better idea of what you're dealing with.
Sellers have usually already considered needed cosmetic items when the home was put on the market. In a renegotiation, it is recommended to focus on the items that are most important to you - after all, you will be the one living in the home on a day to day basis.
It's also important to remember: A resale home is not required to be "brought up to code." This is a common misconception. In most all cases, the home was built to code at the time of construction. Bringing a home up to today's housing code is optional. In many cases, you would have to completely rebuild the entire home in order to make it worthy of today's building codes, so you can see why this is not a rational expectation to have.
Every home is different and no two inspection reports are the same. We will discuss your different options after a thorough understanding of your main priorities moving forward. If you are satisfied with the inspection report and do not require any repairs, then you are not required to do anything more.
HOME WARRANTY COVERAGE
Most likely, a home warranty will have been negotiated into your contract, a common practice. A home warranty will cover most mechanical items in your home. As long as the inspection report shows that an item is functioning at the time of the inspection, you will be able to show that it was not a pre-existing condition (if needed) should a service call be required in order to have something repaired.
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