I HATE home repair requests!! Audra Lambert 2024
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- čas přidán 2. 08. 2024
- Avoid unrealistic home repair requests in Real Estate.
This video gives guidance to seller and buyers on how and what to request and/or deny in a home repair request. There are also helpful tips for sellers to minimize repair requests and how to get ahead of overzealous requests from the buyer.
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💁♀️ My name is Audra Lambert. I am a realtor in Orange County, California. I have over 20 years experience! I lived in this area most of my life. I love what I do and Love where I live! Please reach out to me with any of your questions.
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I just bought my first home! The only repair request I made was for a structurally compromised tree in the back yard to be removed. Normally I wouldn’t have asked for it, but escrow started in the middle of hurricane season, and I was like “if this tree falls on the house, I’m backing out… it’s too much of a liability with the size and lack of structural integrity”. The seller got it done the very next weekend. Then a few weeks later Hurricane Beryl hit, and I was laughing to myself all the way bc there was no way that tree would have remained standing, and it would have been a nightmare for everyone.
We are selling a house for $179 K and buyers inspection is listing $22,000 in repair requests to bring a house built in 1980s up to 2023 code. My counter offer response "KMA"
Okay...that's funny...I do understand your response. Laughing.
Hi Audra, love watching your CZcams! This is exactly what I did. I had FL home inspector out for $450.00 a couple of months prior to putting house on the market and I fixed recommended issues (electrical - double tap, A/C attic straps, dry rot on doors and a few more minor issues captured in my inspection report) I provided receipts to the buyer from certified contractors and only cost me another $700. No guessing games, no wondering what if, and this worked wonders; no negotiations and I knew I was doing the right thing - no big surprises for either party! My RE Agent was so happy, she added a home warranty herself for $750 for a year b/c my appliances were old. We worked together well and everything went easy. $450 and some repairs goes a long way to make both sellers and buyers comfortable. The buyers did their own home inspection and found nothing.
First off, thanks so much for sharing. Your experience is the perfect example of what I am trying to suggest to my viewers and clients. Well done! So thrilled everything worked out well for you. Thanks for watching my videos...means a lot.
Thanks for sharing. How were you able to find good contractors for that small amount of money? We constantly experience high costs with non fraudulent contractors
Hi Audra, when I bought my current home, my real estate agent went back to the sellers agent, and the first thing she mentioned about the Survey, the sellers agent said will effing pull it off the market..!!! Property is as is which was not stated in the listing at all! But I agree with you 100% I hate repair requests. That’s why I did not push the issue. I will warn however it came back bite me in the butt when the home owners insurance got a hold of that survey. They demand that I have everything replaced even if my water heater still worked from 1991. Over the years, I eventually address these items, but I was not in the financial position to have all of the things taking care of. I fixed what was truly broke.
If you sell your house "As is" I would think it means "AS IS" "As is" means... expect repairs, whatever it may be. If I got a repair request I would just reply... "As Is" Take it or leave it. Pretty simple to me.
That’s how I’ve always taken “As Is”, as well. Supposed to mean something different nowadays? Lol
You'd be surprised. I love AS IS. The problem with most buyers is that they make an offer not knowing what is wrong with the property. The seller may not tell the buyer what's wrong with the property until much later in the process...or the seller doesn't know what's wrong and soon finds out after the home inspection. AS IS works great...but if there is a big issue on the property sometimes there needs to be a "work around" to get the deal done. Most the things in most home inspections are ticky tacky...I just Say AS IS unless their is something significant.
@@AudraLambertgood idea then to get a home inspection prior to selling.
@@AudraLambert How's this... Property is offered "As Is" any repair requests will not be honored and your bid will be rejected.
In Florida they say “As is, where is”
This happened to me as a seller. The person who was buying my house had some kind of gov program to buy, so the buyer thought I should fix the house the way they wanted it to look like, because they had no money for anything after the sale.. My agent and I could not even find some of the repairs she was asking for. We looked and looked at the walls, the ceilings and could not understand what they wanted. Looking at the list, I finally said well you can tell the buyer, she is not buying my house. I was so irritated.
I hear ya...buyers beware...seller don't like your tedious repair requests. They are paying for your buyer's agent's commission...have your buyer's agent pay for repairs. They are the ones that should be telling you the property is Sold AS IS. Just my thoughts, of course.
I would have terminated the sale!
In fact, I don’t want people showing up at my house without an approval letter showing the amount that I am asking. I don’t do open houses. I don’t need neighbors coming in looking at my things disrupting my rescue dogs. Like The lady up above said KMA.
@@tidycats151 I’m glad you stood your ground! Unfortunately, there’s a lot of people that feel they are entitled to silver platters nowadays.
Hi Audra, I was smiling when I heard some of the requests. When I sold my house in Florida the buyer requested some shelves removed, OK then she wanted a large wall mirror left behind and I agreed, then it was an area rug and again I agreed. Then she requested some of the closing costs. I very much was done. I couldn't help myself, I screamed at my realtor that I wasn't the buyer's mother and I wasn't financing her purchase. I did close with the buyer but the two realtors cut their commission. If the first and only request had been to help with closing costs I would have at least considered it but I was so aggravated that I told my realtor that I was ready to cancel the sale. i still can work myself into a state over this 12 years later.
Hello Iris, I agree with you. Sounds like you had a nightmare buyers...so sorry to hear about your experience. It happens more than you know. Enough is enough. Thanks so much for sharing. Glad the two realtors pitched in...quite frankly it should have been the buyer's agent's job to educate the buyers. Ugh.
Inspector should not be recommending future repairs or replacement of mechanical equipment. As hvac tech hundreds people ask me how long their equipment will last. Noone knows , could be 10 years or 10 days. Inspectors job is just test to see if equipment works on the day of inspection
My HVAC is 25 years old, and works fine. We have newer roof, new windows, newer water heater, but that HVAC is making me nervous because I can see buyers demanding a new one.
Hello there John, I do agree with you. You ought to see the home inspector reports we get here in California. I promise you get this statement on every home inspection report : "(fill in the blank) is at its end of life. We recommend saving for future replacement." The inspectors put this clause in the report so it protects them from any liability.
If the HVAC system is running perfectly (get an HVAC expert to give it a clean bill of health). When you sell your house, give them the receipt with the clean bill of health and a one year home warranty. This has worked for me in the past. Just something to consider.
@@diana6842 If your system is working, they cant demand a new one no matter how old it is. Your responsibility is that equipment is functional, not new.
@@johnd4348 I agree with you an d I wish that were true. I just lost my buyer because I allowed my agent to verbally negotiate what I would and would not do. I am just sick about it! It sounded like the buyer wanted me to replace my suctioning water heater and about half the windows in the house. I will never know for sure because they never put anything in writing. They backed out :(
You are sooo right that a repair list causes bad feelings on behalf of the seller!
Yes, sellers are already paying for their buyer's agent's commission...I think the buyer's agent should do a better job of educating the buyer on the proper repair requests responses. Just saying.
This is especially true when the Seller is willing to accept a low-ball Offer at the start!
I agree! Cosmetics should not be the focus. The SYSTEMS is what should be the focus! Hvac, plumbing, Roof, foundation, termites, electrical.. major items.
Totally agree with you!!
Succinct and to the point - no fluff or repetitiveness, that's we get every single time from your videos Audra. Another one being bookmarked for reference. Thank you!
Ahh...thanks so much for your support. Means a lot to me. Much appreciated.
Absolutely “As Is Condition “ and must be explained to potential buyers the difference between a repair and a update ,a leaky roof is a repair a full basement to a finish basement is an update ..
I am 100% with ya!!
Hi Audra,
When I sold my last home in Florida, the buyers wanted the wooden shelves bolted into the CBS garage walls taken off, they wanted the huge 15ft wide entertainment system in the family room which was in pristine condition taken out, wanted all the plants/planters in the outdoor atrium taken out, some of which were small trees in huge waist high planters which formed a beautiful garden in the atrium. These were not repair items mind you. I was irritated to no end, but my agent whom I had worked with before, lined up workers to remove the shelving, dismantle the entertainment system, which I allowed them to keep, and a local nursery came by and took all of the plants and planters. The last straw was that they wanted me to remove the fully functioning outdoor atrium hot tub. By that time I was fed up and told my agent to tell them to find another house to buy. In the end, they bought the house with the complimentary hot tub. Worst buyers I have ever run across.
Oh my goodness, I am cracking up about the "complimentary hot tub." I love that comment. Okay, I would have said HECK NO. What if the property didn't close for various reasons? You would have dismantled the house then have to put it back on the market with less improvements. That sounds like the buyers from hell. So sorry to hear that. Not cool.
I sold my first house to someone with a FHA loan.....being a first time seller I had no idea what a disaster that is. I almost had to remodel the whole house and it was only 6 years old. It basically had to be handicap accessible for 20 year olds. Insane stuff!! Never sell to someone with a FHA loan.
A house I sold I gave the couple close to $5000.00 at the closing. I didn't want be bothered with the things the inspector said was wrong. I was busy moving. The couple & I were all satisfied with the agreement.
During my last home sale, the buyer’s inspector found lots of problems, some were justified. Some items were things that were not in-code when the home was built. I had a good contractor mark those things that were not necessary and he had a team of people come in and make the repairs in one day. The buyer and his inspector agreed and closing went smoothly.
I do like that approach! I am now a fan of providing a home inspection to the buyer during the offer process so it minimizes these negotiations. However, some sellers may not want to do that. I am not a code expert, but I am really good at reading home inspection reports, understand basic code requirements, and negotiating for my sellers....and buyers. The key is you need a good agent to review and understand the report..and/or get another contractor's advice. I am really glad it worked in your favor. Well done! Thanks for sharing.
Agreeing to a Credit equates to the Seller STILL paying the commission based upon the Sales Amount, even tho they have lost out on that credited amount--Don’t Give Credits. Instead, reduce your price. The commission you pay will accurately reflect the transaction. Agents and Brokers Push for credits: for repairs, paying points for buyer’s mortgage, or whatever else they dream up, because they know that most consumers aren’t very experienced, are very emotionally distracted, and they’re not Mathing with a level-headed approach. And the Agents/Brokers are laughing all the way to the bank. Closing costs and insurance are also oftentimes based upon the Sales Amount--even tho your Settlement Statement numbers are your true out-of or pocketed amounts. Buyer Beware but also Seller Pay Attention 🧐
Hello there...Hey, I am all for doing NO repair requests. To minimize this, a. pre-listing home inspection assists with this. Trust me, I am not laughing all the way to bank..lol. I do like the credits coming of the sales price...I did mention that in my video. Commissions are based off sales price. I also don't like that sellers are paying for buyer's agents commission then being asked to cover repair requests. Let the buyer's agents pay for their buyer's repair request...its their job to let their buyer know that properties are sold as is. Just saying.
I agree. I cannot tell you how many RE agents have wanted me to pay buyers' closing costs, give a credit for repairs, and all sorts of other nonsense. If I think that I can get full price with no requests for anything then I decline the offer. Otherwise, I just reduce the price much to the disappointment of both agents and both brokerages.
Audra, thank you for your discussion. In my experience, home inspectors should be watched like a hawk. There are way too many unscrupulous/inept people posing as "home inspectors". In my experience they are more worried about someone coming back on them for "something missed" than doing a professional job of inspecting. Their lists of disclaimers are incredible. One of my favorite experiences was when the "inspector" was the buyers' realtor's husband. He was a total dufus, but he caused a lot of problems for both buyer and seller. I quickly got rid of that inspector, that buyer's realtor and that buyer and had a happy and successful subsequent sale. I sell my homes "as is" and I mean it. If the buyer wants a new roof, or the garage floor polished, I'm happy to add the cost to the selling price. It is amazing how few up-grades/repairs are requested once it is established that the buyer pays for them. FSBOs are simple...realtors add complexity.
Hello there, I used to be a FSBO gal before I became a realtor. I have worn both hats. I can tell you I left a lot of money on the table when I did my FSBO transactions. Realtors should be protecting their clients and assisting with inspections....a lot do not. Its always a good idea to hire a reputable home inspection company. The problem with most buyers is that they make an offer not knowing what is wrong with the property. The seller may not tell the buyer what's wrong with the property until much later in the process...or the seller doesn't know what's wrong and soon finds out after the home inspection. AS IS works great...but if there is a big issue on the property sometimes there needs to be a "work around" to get the deal done.
Well, there's one of the big things - never take the suggested inspector of the agent. Hire your own independent inspector, and not just some doofus.
The last house I sold, we just agreed to a credit for repairs. The buyer could use it for anything they wished, but we weren’t doing repairs. The buyers’s initial repair request came includes several “cosmetic items” as well as a couple of health and safety items.
I wish I would've found your channel before I offered on a property in LA last month. My agent sucked and I dropped him. I learned more about repair contingencies in your video than he ever explained- even tho I asked him several times about this stuff.
awesome video, this has always been a huge issue for my family (all 3 of us, 3 houses has moved 3 times) and always an issue
I am learning a lot by watching you. Thank you for doing this channel
My buyer waived all the repairs suggested from the home inspection report. That’s was a huge relief. I guess they really wanted it.
Yes, I love that! If there was nothing significant on the report, great! Sounds like they really loved your property!
We had ridiculous items come back in the repair requests as well when we sold our last house. The buyers ask for over $15k worth of cosmetic items like sod for the backyard which was gravel, all new kitchen appliances, professional cleaning of the windows and entire house including inside all cabinets and the appliances, plus there was more items on top of those. Needless to say we said no to everything and they decided not to purchase. The next buyers were amazing and asked for something on the water heater to be fixed that was a safety issue.
Our current house goes on the market on Monday and we are manifesting a good outcome on this sale.
Thanks so much for sharing! I agree with you, it does sound like you first buyers were being unreasonable. Glad you were able to sold to someone more appreciative of your home. You're going to great on the sale of your current home. You sound like you know what you are doing:) Best of luck!
Thank You for the video.
You're welcome! Happy to help!
Great info once again! Will be using some of it moving forward. I love your reverb-laced little side comments HAHAHA! Keep up the great work
Ahh...thanks...glad you are enjoying my side comments. Can't help myself. Glad you are getting value out of my videos. Appreciate your comment.
I sold a property to a neighbor but first, they wanted me to do all this insane work on the place. Didn't have a problem with the cleanup. Done, however they wanted me to take out all this rockwork (est. 50k) and all this other stuff on top of way lowballing me. I had the agent tell them that was the price, and if they didn't want it I would move onto it myself. Fix it how I like (not removing the rocks) and then list it 3x what I was asking. They agreed to all of my terms immediately haha
I love you with the bob haircut! It's really pretty and flattering.
This was very timely to me. Our agent recommended do this so that the buyer knows these issues before they make their offer. I have my fingers and toes crossed this strategy works for us.
Oh yes, I promise it will work. It will make the process go so much smoother. Less stress for you too. You'll do great!
Great video, thank you. 👍🙂 Easy to see why you're a top realtor! 👏👏👏
I appreciate that! Thank you so much!
Wonderful video
good information
Really great advice! Thanks so much for sharing your expertise 😃
You are so welcome! Happy to help:)
I love your approach and wish I knew this technique when recently selling a house!
Ahhh..thank you...hope selling you house wasn't too rough. Thanks for your comment.
Great video! I’d always been suspicious of seller’s inspection reports, and never realized it was to inform the buyers of known property issues that constituted the “as is” before making the offer. I’d always assumed it was just a slippery way to discourage buyers from getting their own inspections done. I stand corrected!
Hello there! I like to offer a home inspection on all my properties...helps everyone involved. The buyer is always encouraged to get their own home inspection. I just don't like having my sellers jerked around on stupid repair requests. Its annoying.
Brilliant Audra! Thank you for all the useful information.
You are so welcome! So glad I could assist.
Hello to you Audra!! Grand video for one and all !! Oh the tales I have
when we sold our 14 room Stone Colonial back in 1993. Times, they
have changed. So, here in Philadelphia, I am learning so much from
you should we be able to buy a house again. Many thanks.
Thanks so much for the comment...really appreciate it and am thrilled you are getting value out of my videos.
The last house I sold had previously fallen out of escrow. So, I had the benefit of already possessing a report when my subsequent Buyer came along. And, I was able to show that the "issues" had been remedied. However, to my surprise, the report produced by the second Buyer was a mile long!? One of the safety issues noted was a chandelier over a soaking tub. I knew that this Buyer coveted that fixture. When she insisted that everything on the report be addressed, the first thing I took out of the house was that "Fine Art" brand fixture! It was replaced with the original can light. 😂
Laughing...you wouldn't believe all the "things" I see out there. Its a good idea to read every detail in those reports.
New subscriber here- very informative topics! As a landlord/investor, we rarely have these issues; every property we have bought and sold states "sold as-is, seller will make no repairs". This is where the good ole Due Diligence comes into play. Having a licensed inspector check the property before it goes on the market is a very good idea. And asking the seller to make repairs is, as you say, not the best idea, you wind up with roofs patched with cardboard and duct tape, painted to look like shingles, rotted wood simply filled in with a whole tube of caulk. And as to the "expected life of mechanicals and appliances", it comes down to proper installation and maintenance, as well as usage. My first house had a builder-grade AC that lasted nearly 30 years because we open the windows in the summer instead of running the AC all the time; the water heater lasted 25 years because we maintained it and we're on city water. Anyway, thanks for sharing your knowledge with us!
Hello there Jimmy, really appreciate your comment and for subscribing. I couldn't agree with you more!! Laughing about the duct tape..so true.
Great video. We have an inspection tomorrow. Hope all goes well
Good luck!! You're going to do great.
I hate repair requests too! I agree that giving the buyer a repair request credit that is fair (for needed repairs only NOT upgrades) is a really good option and puts the buyer in control of getting the repairs done.
Yup...I totally agree with you!
Thank you! 💥
You are so very welcome!!
I had a buyer's agent send an inspection report to me and say "The buyer wants you to fix all this stuff", lol. Some of these agents are so green it's unbelievable.
Owners can get stuck paying out of pocket for expensive repairs, only to have the deal fall through. As a seller I'll only do minor repairs. The buyers need to be made to understand that all homes have minor defects and that their offer should take this into consideration when making an offer.
Laughing...Yes, I got a few of those request too: They just hand over the inspection report and say fix all this...I then hand back the report and say NO! Give me a break. You are not buying a brand new home. Some repairs make sense. Better to do those repairs before you go on the market...just my opinion. Thanks for sharing.
The first house I sold (in 1988), the dishwasher broke after the inspection. I found the cheapest dishwasher that fit the size, and told the buyer that i would credit that amount. It kind of still worked if one spun the wash arm, most likely the motor was binding. The buyer didn't find that same price, and wanted more money. I told the buyer that he could either take the credit, or i would have the existing dishwasher fixed. He took the credit.
Yes, well that's one way to do it. Good on you for disclosing the issue before the property closed. Buyers aren't buying a new horse or new appliances. Thanks for sharing.
In the process of buying my first house. The only seller request I made was to remove a structurally unsound tree from the property. An arborist I hired said it could fall at any time and we’re right in the middle of hurricane season. Seller did it immediately bc it would be very awkward for all of us if the tree fell before closing.
I am in a highly desirable zipcode. My house is smaller than avg house. But excellent location and big lot. house is great everything works. no issues. i am just gonna clean in and out well+paint+sand the hardwood floors and bang it out this way.
I have been doing this for decades.
As a home inspector I hate having buyers ask, "is this something I can have the seller fix". That's between you and your realtor and whatever strategy they are using. Too many realtors are using this as a way to attract buyers saying "we will fight for your" in so many words so that's why you have to deal with it.
The home im buying had a backed up sewage line. I told them to repair or replace it. But i will need to replace the roof and soany other things from the inspection. Sellers need to maintain their home if they expect a smooth transaction.
Well, i can't disagree with that. Maintaining your home is important!
I don't have a penny to put into any repairs requested by the buyer. I will not even entertain the thought. I'm making a financial move that's a matter of life and death and I need a certain amount of money and if somebody doesn't want to pay it then they can move on. My house is no Castle but it's not a shack neither and I know it's worth because I've kept my eye on the market since 2009.
Yes, I hate these. I have sold 7 homes and the last few, the buyers had home inspectors that picked the house apart. I make sure my homes are working great and look nice, no deferred maintenance. Doesn't matter because I get these overblown requests. Mostly these requests have been a tool to try and negotiate a lower sales price.
Yup, I hear ya!! That's why I am getting the home inspection done before listing the property on the market. We hand over all the disclosures and the home inspection during the offer process and let the buyer know we are making no repairs or credits...if they would like to make any repairs or credits they can talk to their buyer's agent about taking it out of their commission. This tactic works well, in my experience. Thanks for your comment...I do agree.
Thank you for this informative presentation Audra. What you shared makes total sense. Would you be willing to share the name of your home inspector?
Hello there...thanks so much for watching my video. I use eliteinspections.com/
My house has the same water heater as it did when it was built 30 years ago. My husband has had to change out parts of it before, but we’ve never had to replace the whole thing. Honestly, I’m almost afraid to replace it because it seems like nowadays things don’t last as long as they did 30 years ago.
If you take care of your water heater, it can last a very very long time. Good for you!!
Hello from Texas Ms. Audra 🇨🇱
More golden nuggets of information and caveats revealed so many thanks to you !
Load-up in that pickup and come open a satellite office down here in Texas 🤠
1. What are your tips / plan of action when the house is not selling ?
-give it a slashing (by how much ?)
-open house (do these work?)
-take it off the market for a while if possible.
- Try to get the seller to change or modify whatever it is that is making the house not sell.
2. Do you receive / analyze feedback back from the lookers and share it with the seller(s)?
Thanks so much and have an amazing weekend!
Hello there! So glad I could be of assistance. Laughing about a satellite office...thanks for the vote of confidence.
If a house is not selling, I want to know the feedback from the visitors. After every showing I call the seller and let them know the feedback from the showing....and I do follow up with the buyer or their agent regrading their feedback. I keep all the details of the showings and feedback in an spread sheet I update regularly and share with the seller. The feedback usually gives us a clear picture as to why the house is not selling. If I am getting no showings...then I know I am priced too high. The market also is a consideration. If mortgage rates are high, then buyer activity is low. Sometimes you just have to wait it out. In my area, you have to take the property off the market for 90 days before the days on market calculation resets to zero. Sometimes it makes sense to take the house off the market, but every buyer will know you took the house off the market and put it back on (its in all the records)...you're not fooling anyone. That is the reason its so important to make a good first impression. Declutter, stage (if necessary), take great photos and price your house properly....don't reach for the stars. You have a wonderful weekend too!!
Thank you !
The part I fidn’t hear you mention (maybe you did and I missed it), is that the buyer is paying for the home inspector. The inspector is working on their behalf. They do not want a “clean bill of health.” They WANT the inspector to find items that they can use as leverage. If the inspector doesn’t do this, they don’t feel like they got their money’s worth.
Thank you for another great video. It would be great if we have a copy of you in Europe.
I just want to ask : my water heater makes a big noise that it distracts our sleeps, and I addressed that from the moment we bought the house. They send someone to fix it but he just came look at it and left. It is still the same. I asked again many times as it has been a year now. And they kind ignore the requests.
What is your thought about that? Should I keep asking to be fix or changed or take it to another level,
And I guess in this video you are talking about the seller and buyer purchasing process. Because we do have a warranty for two years and we are asking the developer to fix everything,
Hello there! Well, my sleep is very important to me. I would demand a new unit. Can you record the noise? If so, I would forward them the audio. Tell them you are sick of dealing with it and want a new unit...clearly they are not fixing it properly. Good grief. I would pester them until I got it replaced. Got get em!!
Here in the SF Bay Area it's common practice for the seller to provide a home inspection to the buyer. As a buyer I was slightly disappointed because I couldn't come back later and ask for a discount for repairs because it was disclosed before I made my offer. I'll add that the more transparent the deal the better it will be for both parties.
Hello there...yes, I know the bay area does it that way. I like it. Makes the transaction run smoother and more transparency in the deal. Thanks for the comment...that's what I want people to hear.
I'm a seller in Delaware and have to deal with people from New Jersey looking at my house. Talk about unreasonable and unrealistic! Will not deal with these idiots. I will only sell to another Delawarean.
Well, you can always so NO. You are not forced to sell to anyone. Best of luck to you!!
Eww what a gross comment. Bless your heart…
Famous AL words: Avoid the poo poo.
Scary thinking about selling my house. If buyer want tons of repairs seems like could get ugly. How best to get rid of pushy buyer/buyers agent? Seems like Santa Cruz market is reinvigorated, wonder if this will help with fussy buyer requests?
Love your vids Ms. Audra!
Hello William, thanks so much..and avoid the poo poo..lol. In a hot seller's market, the repair requests are minimized because the buyers are just thrilled they go the deal and know there are other buyers lining up behind them. However, there are some buyers that can't help themselves. I do think the pre-inspection is a great idea to avoid any outrageous repair requests. I would just hand it on over to the buyer when they are making an offer and tell them to make an offer with the inspection in mind. Keep it upfront, professional, and set expectations early on...it keeps the process flowing much smoother. Really appreciate your comment...Thank you:)
@@AudraLambert
Great idea to have a report to submit to potential buyer. Seems it would help move things along. Wondering if buyers often hire their own inspector for peace of mind?
Thank you very much for your reply, I’m learning a lot from you presentations!
After buying and seeing many properties, from my experience I've come to realize "AS IS" is like the kiss of death on a listing. It's usually the seller knows there are issue with the house (which of course they don't disclose), and the "AS IS" is like a blanket protection for the selle in this kind of market. Just to name a few... asbestos, foundation issues, even water underneath a subfloor. It was all the houses listed 'as is'. My experience has been that the buyer's and sellers agent just wants the deal to close so really, the less a buyer asks, the better for everyone in a seller's market.
I hear ya...but to be fair all properties are Sold AS IS (at least in California). That's why I always recommend a home inspection before listing the property on the market. It protects me, the seller, and give the buyer more confidence when purchasing a home. I am a big advocate of over disclosing everything there is to know. Thanks for the comment. I do understand your perspective...never a great scenario when the seller is trying to hide something. Ugh.
As a buyer’s agent, I approach repairs with a mindset to keep the hassle minimal for the seller, and also based on the needs of my buyer. I may request a little more minor repairs if my buyer is elderly or maybe a single mom just trying to get through each day. However, after receiving the report, I like to bring in a reasonable contractor during due diligence to walk through and give me an estimate for things important to my buyer. I then send over the request, and include an itemized quote so the seller may opt for a credit at closing and the contractor can handle it all from there. I find sellers are happy with that option.
Hello there Regina, sounds like you are taking a very level headed approach to the process. I also think the sellers are fed up with repairs and the hassles they go through in the process. The sellers are paying the buyer's agent's commission. Property is sold AS IS....at least in California. My last seller refused to agree to any repairs on the property (most all the repairs that were requested were minor in scope). The seller told me that they are paying for the buyer's agent's commission and demanded the buyer's agent to pay for the repairs... because the buyer's agent wasn't educating their buyer well (property is sold as is). Well...the buyer's agent did in fact agree to that. I think we are going to see a lot more of this moving forward (NAR settlement). I do think your approach is a balanced one. Thanks for commenting.
@@AudraLambert I wish you were my agent! Of course I don't live in CA, but I love your response!! Thank you!
Buyers really need to understand what Homeownership means - like no more calling the landlord to fix things. If a buyer is not equipped to deal with maintenance, maybe they should consider renting instead.
List the house with the inspection report as part of the listing and let the buyers decide what the house is worth before you even waste time on it. Houses with a ton of repairs will sit until the offer gets low enough to cover the cost or repairs or be properly listed as a fixer upper and priced accordingly. Well maintained houses will sell quick and be a huge incentive to actually maintain your home verses buying consumer crap. I see WAY too many fixer uppers listed as though there is nothing wrong and suggests it doesn't need repairs, this is the problem and I think we all know it.
It’s a real shame that more buyers hear what you say about upgrade requests versus repair requests for real existing problems. It’s even more of a shame that too many agents don’t seem to know this either. Many home inspectors seem inept and support this nonsense, whether intentionally or not. The cost of repair presented by a “nationally recognized “ inspection company are ludicrous gold-plated and completely undermine any potential negotiation… and their credibility. The best inspection I ever saw with the most reasonable conclusions, and then ridiculous upgrade estimates.
I do agree with your statement. I probably shouldn't say this..but I will (lol)...I tell the buyer's agent early in the process that if there are any repair requests, the seller has instructed me to tell you to take it out of the commission they are paying you. They usually get the hint real quick. To be fair, the seller has already given a home inspection report and have made all major repairs if any. Just saying.
Audra, does the “selling as is” stipulation affect those with VA loans? We’re looking for a home now and our realtor said we couldn’t go for one particular property because it said “being sold as is.” There was nothing wrong with it but it was an elderly seller who couldn’t do any repairs.
As a seller should I get an inspection report before I even put the property on sell or talk to the realtor. Get all repairs up front.
That's what I want to know. I'm thinking about hiring an inspector fairly soon - then making needed repairs - then contacting a realtor.
Hello there, I am getting the home inspection done before putting my homes on the market. If you bring an agent in before listing your home, you may be able to negotiate them paying for it. I pay for my inspections. Just saying.
You may want to see if that realtor will pay for your home inspection to get the listing..can't hurt to ask.
Do you have recommendations for agency in west valley
Great information thank you l wish you where in Louisiana to sell my house when the time comes
Ahhh...thanks so much!! Thats so nice of you to say.
Do you have a network of Realtors you are working with? For example I live in San Antonio and I want to put my house up by the summer.
If you don’t can you give us clues about how to pick an agent? Thanks.
Sure, yes! I do offer a customized referral program where we search for agents in your area. If you are interested, please fill out this link: lambert.homes/referral. We try to give you at least two agents to interview. We actually look them up on line, read their reviews, looks at their past listing, photos, marketing and talk to them on the phone before sending the referral to you. I am doing a video on this topic in two weeks. You may enjoy this video: czcams.com/video/YPFgmReTAC8/video.html. Best of luck to you!! You'll do great...keep watching my videos. You'll be an expert in no time.
I've never heard of repair requests, only about people wanting a reduction to cover the cost of the repair/s. (This is on the east coast; not sure if it's more common out west). Must be annoying, especially, treating the seller like their personal GC instead of a homeowner. If it's not worth all that, they should just ask for a lower price.
Well, first off, I agree with you. Secondly, I prefer to price reduction either. The property is sold AS IS. If there are any repair request, I recommend a price reduction...saves the seller money by reducing the commission slightly (lower purchase price=less commission for agents).
We kept our previous house in really good shape. The inspector found so little things wrong he had to nitpick to put something on his report. Things like you couldn’t see your house address from the road in case of emergency. Just stupid
Hi Janet, that does sound stupid (the address of the house was not able to be seen from the road). Oh well, consider it a compliment, I guess. Great job on taking care of your house. I am sure you had happy buyers. Thanks for your comment.
actually, if you called an ambulance or the fire dept, yes, you would want your address visible. Many small communities and HOAs have rules about this. It's a safety issue. And, understand that the inspector is just documenting. But I do agee, they have to find something!
Hi Audra, I'm planning to sleep my home, we're moving out mid June, plan to paint right after. Should I list my home this month or hold off until June?
Hello there, I am not too sure where you are located. In my area, this is the best time to sell (Spring time). However, I wouldn't wait to put your house on the market in efforts to time the market. If you're ready to go, go for it. The closer we get to the end of the year (election), the focus is going to probably shift off real estate and onto political matters. I've been telling my clients better sooner than later. Hope that helps.
I'll bet used car salesmen hate carfax reports too. Repair requests for trivial or cosmetic items are abusive of the request process, however when you get inspections done and it comes back that the septic is bad from the previous owner dumping grease down the drain and the well is bad because they neglected replacing their pump, then repair requests are completely reasonable. It doesn't matter how you feel about them, they aren't there for you.
Audra, if I understood your methodology why do you hold the inspection report and sellers disclosures until after you receive a offer/s and only disclose with a counter offer requesting the buyer make their offer based on the disclosures and inspection report? Does this result in higher offers after the fact?
I asked a home inspector to provide estimates and received this reply:
"There may be a few out there creating a new trend but it's unethical. We are supposed to be unbiased home inspectors and therefore not offer any services for repairs." I am located in Garden Grove, CA help! 😂
Hello there, its not unethical to give quotes...never heard of that. I use eliteinspections.com. You may want to try them out.
@@AudraLambert thank you! I will call them! 🙏
@@AudraLambert Response I received via Yelp, "Good morning! Thank you for reaching out. We can provide a general home inspection however it does not include pricing for any repairs. These would need to be provided by a contractor. Let us know if you would like to schedule the home inspection. Thank you! -Elite Group" 🤔
@@AudraLambert it seems they use an AI driven service called "Repair Pricer", and a seller can wait for the buyer's report and use the service with the buyer's report if they wish.
Thinking about relisting my home....I took it off the market so I could have a brain enema after dealing with sooooooooooooooo much dookie....
Laughing...hi Flo..you have been though a lot! Hang in there my friend.
My pathetic buyer stated a loose door nob.....this is a man who offered $30K over the asking price, and I told him he could have it for the asking price just like the prior guy who backed out because his brother has dementia and felt that my home was too big. Now, we also needed electrical tape on the garage door wire, a new switch on my stove.......DUH! I said in no uncertain terms and gladly because this guy was a whinny jerk and I'm sure this is the kind of guy that would haunt me for the rest of my life.....frankly I feel sorry for his wife.....
Yes, some buyers can be a royal pain in the neck....especially with repair requests. They think they own you...not fun!!
Hello. I’m going to see a home for the second time this weekend. I researched history and it was pending in January and like about two weeks later it went back on the market. I’m thinking there’s a possibility that inspection was done. Is it OK for me to ask if there was an inspection done and to see the report?
Heck yes ask. They will save you $600 right there
I believe it was an FHA buyer that put it on pending because the listing agent asked me if it was conventional or FHA that I was going for because the owner didn’t want FHA borrowers. I’m only assuming that that’s because and inspection came back. Would An inspection for the FHA be different for. A conventional loan? And thank you so much your videos are so informative. My wife and I watch it as much as we can every night. I appreciate everything you’re doing for us through your channel.
Yes, of course. Legally, the have to turn over all reports. You better ask for that home inspection report or you are in trouble with me:). I agree, you may save some money. Make sure the inspector is respectable and you may want to call him to walk you through the report. Go get em!!
I completely agree!
Billy, you are so very welcome. Glad you and your wife are getting value out of my videos. Makes me happy hearing that. A home inspection is a home inspection. No difference what type of mortgage/lending means you are using. Make sure it is a thorough home inspection by a reputable inspector. Best of luck to you!
I got sh!t when I bought my house. A microwave that sounded like it was ready to explode, leaky fridge, and 50 year old greasy cabinets.
Sounds like you either didn't get a great home inspector or an agent that didn't represent you well. So sorry:(
@@AudraLambert We planned on renovating & only paid 125k so it was expected. 🤷♀️
I just sell to investors. As is and $500 closing cost.
Sounds like you should start your own CZcams channel...I'll subscribe!!
ME TOOOOOOO 😂
Ugg...I hate repair requests. Wastes so much time and emotion.
Inspectors are absolute idiots. The flag the stupidest things and it is BS. And they should not do inspecting without consulting the owner to get the history of the house.
Between my house and garage is a regular door and a storm/screen door. I intentionally removed the pneumatic closing arm so I would not have to open 2 doors. The inspector flagged that as damaged. It's not damaged if I did it on purpose.
At the corner of the back yard is a fence gate. However the side fence runs further up along the house and then a horizontal section. And a gate but no post to the house. The first inspector flagged that as damaged so I removed the gate. The second inspector said "The gate is not operating correctly and requires repair or updating." But right behind it is a gate that is fully operational and that one should not even be there.
They mentioned that the chimney should be cleaned. But in 20 years I've never used the fireplace, so why would it need cleaning?
Didnt know gary busey was a realtor, keep up the good work.
Ahh...thanks so much...appreciate it.
Every buyer wants the perfect house and want unrealistic repairs. If the house was good enough for the seller to live in , it should be good enough for the buyer.
Well John, I can't disagree with that..however, there are a lot of home owners that don't know what's wrong with their homes until a buyer does a home inspection. You don't know what you don't know. I am thinking of doing a home inspection on my home just for maintenance reasons.