So you’ve found the perfect home for sale in Albuquerque and the home inspection is complete. The question now is what repairs should you request from the inspection.
Of course it would be nice if the seller fixed every issue found during the inspection, but that’s probably not going to happen. So what issues should you ask to be fixed?
While there’s no hard fast rule to answer this question, there are some basic guidelines that can help you know what to ask to be fixed. In the end, what you ask to be fixed should be an issue that would keep you from buying the home if it’s not fixed. That means you shouldn’t ask for little issues to be repaired, or repairs you were planning to make in the future anyways. Of course, our experienced team can guide you to help you decide what to ask for. We know how to negotiate home inspection issues and can help both parties come to a reasonable solution.
What are some issues you should not ask to be fixed?
- Cosmetic issues
- Anything under $100
- A window with a failed seal
- Renovations you are planning
- Cracks in a basement floor
- Loose fixtures, railings, and similar issues
- Minor water damage
- Non-functional light switches and sockets
- External buildings – sheds, garages, etc.
- Cosmetic landscaping or minor yard problems
Of course there are many other items you can add to this list, but this gives you an idea of what items you should not request to be fixed, as other buyers may not see these things as issues. In this competitive market in Albuquerque, you don’t want to be so nitpicky that you make the seller go with another buyer.
What issues, then, should you as a buyer in Albuquerque expect to be fixed from an inspection? Basically, they should fix significant structural, mechanical, or environmental defects. These are going to be items that are a make or break deal if not fixed.
Some of the major home inspection items you should ask to be repaired are:
- Termites or other wood destroying insects.
- Wildlife infestation like bats or squirrels in the attic.
- Major drainage or on going water problems.
- Mold problems.
- Elevated Radon levels above EPA suggested levels.
- Major electrical defects that cause safety issues.
- Significant plumbing problems that interfere with the use of the home.
- Lead paint. It should be noted that it is a federal requirement for sellers to disclose the known presence of lead paint in a property.
- Well water problems, such as a lack of pressure or volume of water.
- Major structural issues such as a leaking roof or substandard building violations.
If you’re not sure if the seller will make an adequate effort to fix the issues you’ve requested, then you can ask for a sellers concession. In the contract, this is reffered to as a closing cost credit that will cover the cost of those repairs, which you can then make yourself.
To sum it up, when it comes to what you request to be fixed from a home inspection, be reasonable and follow the advice of your agent.