Discovery and home inspections
Pat and Kim, (who we met in Making the Offer and Pricing theHome) were under contract to buy a house they loved. By the time the counter offers were finishedand everyone had come to an agreement, the two were very attached to the homeand nervous about inspections. Bargaininghad been tough and the Sellers insisted on an “As-Is” Addendum. Pat was unsure what that meant. Was there something wrong with the house orsomething the Sellers were trying to hide? Would they have to take the propertyjust as it sat or lose their earnest money if there was a problem with the roofor the plumbing and they decided not to buy? Could they ask for repairs, and would it riskthe contract?
In the state of Arizona the Purchase Contract for aresidential property has strong protections written in for the Buyer. Most important here are those built aroundthe Discovery period: when inspections and other investigations areperformed. Buyers have the right toperform whatever detective work they need to determine that the house they arebuying is what they want. The defaultperiod for this is the first 10 days after the contract has been accepted, butthat period can be altered by agreement between Buyer and Seller. A t the end of this time the Buyers can endthe contract and walk away with their earnest money, rejecting the house forany material reason. Even if Sellersinsist upon an As-Is Addendum in the original contract, that does not curtailthis right.
Prior to making their offer I provided Pat and Kim with alist of local inspectors. They wentthrough the list and found several people they liked who offered a reasonableprice and had references. (Kim alsobrought in a relative who was a licensed electrician). We had inspections fortermites and pests, inspections of the roof, sewer connections, the HVAC, andeven mold in additional to our regular Home Inspector. Naturally, many things were found, as happensin almost every house. They feltoverwhelmed. On the one hand, they saw abeautiful home which they already imagined being theirs, on the other, an As-IsAddendum and a stack of reports on problems with that home.
Only the Buyers know what is important to them, but Pat andKim were having a hard time sifting through the large list of problems. The Home Inspector, who used to be a nurse,smiled at them and said, “It’s just a matter of triage.” Pat and Kim wereperplexed. “It’s just like an accidentvictim in the emergency room. You lookover the patient and quickly pick out the major problems. If there aren’t any and it’s all minor cuts,scrapes and bruises, you are lucky because all houses have those. If there are Major issues, addressthose.” Kim and Pat stuck to the bigstuff, and submitted their list ofrequests. The Sellers addressed Pat andKim’s requested repairs, even though there was an As-Is Addendum. The Sellers knew that if this contract fellapart and they had to deal with another inspection the same things wouldprobably be asked of them.
For additional information see:
Official Site Arizona ASHICertified Home Inspectors
The National Association ofHome Inspectors, Inc. (NAHI)
BIO and Links:
I have been a softwaretroubleshooter, an email administrator, a restaurateur, a Laser Tag Amusementbusiness creator and owner, a Faux Finisher and a decorative artist, a webdesigner, a writer, a painter an actor, a director and now I am a REALTOR®. Ihave lived around the world and in many of the States. I've been anentrepreneur for most of my life and I have tried to pursue a spiritual path inall my ordinary dealings. To my surprise I have found that by being a REALTOR®and adhering to the REALTOR® code of Ethics I can live the ideals I have alwaysbelieved. Who knew?
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