In almost every home sale, the buyer will request the seller to make some fixes and repairs. This generally happens after the Home Inspection, if one is done. While the home inspection is done to help the buyers understand the home and the things about the home they may not be able to visibly see during their tours and walk-throughs, some buyers try to use the inspection as a punch list of all the things wrong with the house that they want the seller to fix. Sometimes these requests are reasonable and should be done, but other times not. This means that there are fixes you should do and those you shouldn’t do when selling your house. The difficulty for most sellers lies in knowing the difference – with some being too accommodating and doing more than they need to and others refusing to do enough. To help you out in this situation, we offer this brief guide on what you should and should not fix at your buyer’s request when selling your house in Olympia.
Repairs You Should Make When Selling Your House
The things you should fix at the buyer’s request when selling your house in Olympia are most of the time the major issues – things that the inspection typically turns up. These include . . .
Roof Problems
A roof in need of repair can dramatically decrease the value of a property. And if left unattended, it can lead to water damage, mold issues and other problems that are expensive to fix properly. It’s reasonable, then, for your buyer to request roof repairs or even replacement if needed, and you should be accommodating here. Typically this is something that I discuss with my sellers before we move forward with listing the home. We will evaluate the pros and cons around a roof issue.
Foundation Issues
Foundation issues and flaws are pretty major can even threaten the structural integrity of the entire home. While this is something that I try to discuss with my sellers before listing, often it will only come up after being found by the inspector during a home inspection. In addition, foundation repairs can be very pricey, a fact that could jeopardize the sale. So if the buyer asks for fixes in this area, you should do that when selling your house.
Plumbing Problems
A plumbing problem, which usually means a leak or leaks somewhere, can easily result in water damage and mold problems. A plumbing problem often isn’t a big fix, but mold abatement can be a lengthy and costly process. Fixing plumbing problems, then, is another reasonable buyer request.
Electrical Problems/Outdated Wiring
Electrical issues, especially outdated, old wiring, are a fire hazard. In fact, electrical problems are responsible for over 50,000 fires every year. So when selling your house and in order not to lose the sale, you should take care of these issues (even if not requested by the buyer).
HVAC Issues
Depending on when a HVAC system was last serviced, I will often advise my sellers to get their system serviced. This is something that will show up on an inspection report if not done. When completed prior to listing, it can show the buyers that the home has been well cared for. If not done, and shows up on an inspection report, often buyers will wonder how the rest of the house was cared for. In addition, a faulty or poorly functioning HVAC is an energy eater driving up utility bills, not to mention the fact that it can drastically impact comfort. So if there are problems here, your buyer will likely ask you to address them, and you should. If not serviced before hand, sometimes all it takes is having the system serviced, not a costly replacement.
Termite Infestation
This one you not only should, but will probably have to, take care of because “[s]ome lenders and insurance companies will not write on a property that does not have a clean termite inspection report.” But if that’s not the case and you’ve had multiple offers, you can simply “put the property back on the market, and sell it to someone else who isn’t asking for repairs.” Keep in mind though that once found, your Seller Disclosure form will need to be updated to include the discovery of termites.
Although in most cases you should probably do these fixes, there are exceptions. So be sure to contact a Olympia agent at (208) 353-3176 before you spend a bunch of money on any of them.
Repairs You Should Not Make When Selling Your House
The repairs and fixes you should not make at your buyer’s request when selling your house in Olympia are usually relatively minor when compared to the ones you should do. They are . . .
Cosmetic Issues
As long as there isn’t an underlying, more serious problem causing the issue, normal wear and tear are to be expected. Whether it’s a deck that needs staining, a cracked tile, or nicked-up paint, these are issues relatively easy [for the buyer] to repair,” and you don’t need to worry about them. “This is especially true in older homes.”
Minor Electrical Problems
Unlike bigger electrical problems like faulty wiring, you probably don’t need to do anything about minor electrical issues. You likely won’t be risking the sale if don’t fix a light switch that doesn’t work.
Poor Curb Appeal
Yes, you should improve curb appeal when selling your house, especially if you want to get the most money possible on your home, but you don’t have to, even if the buyer requests it. Cosmetic issues (as we mentioned), especially exterior ones, just aren’t something to worry about.
Minor Plumbing Issues
As with minor electrical problems, you shouldn’t be concerned about fixing minor plumbing issues. As long as the plumbing is up to code, it’s just not reasonable for a buyer to ask you to fix, say, a dripping faucet.
But, again, it’s a good idea to consult a Olympia agent before you decide to ignore a problem your buyer wants you to take care of.
Your Olympia Agent Can Help
Common sense can go a long way toward helping you determine what you should and should not fix at your buyer’s request when selling your house in Olympia. Still, variances in local markets, particularly differences in local codes and regulations, can impact what you should and shouldn’t do. That, of course, is why it’s so important to work closely with a local [market-city] agent. And our experienced agents can provide the help you need. So when it’s time for selling your house, be sure to contact us today at (208) 353-3176.