Minor flaws found during inspection - Update

If you found any, what did you do?

I'm not talking anything major like cracked foundation, just small things.

For example, a non-working GFI outlet and no smoke detectors.

Are the sellers responsible? I mean to me, it's not enough to ask for a credit.

Did anyone experience anything like this? What did you do?

ETA: We haven't gone to contract yet.


Update: Just got off the phone with their broker and she's going to address all of the minor issues that came up.

Thanks everyone for your advice. It never hurts to ask!

Message edited 4/24/2007 11:25:15 AM.

Re: Minor flaws found during inspection

yea, during our inspection, they found that some of the outlets were loose and there was no GFI in the bathroom. The sellers fixed these and we doubled checked them in the walk-through.

Re: Minor flaws found during inspection

why wouldnt a credit be enough? We opted to take a credit (for a leak in the garage roof, cleaning out and fixing the gutters and missing garage door openers) rather than have the sellers do it themselves. We wanted to do it to make sure it was done.

Re: Minor flaws found during inspection

Re: Minor flaws found during inspection

I completely understand. The price difference to repair a GFI-$5, to fix a leak-$100 or more.

What were we going to ask for, a $15 credit. They fix them themselves without a issues. Even the kitchen drawer that was sticking they fixed.

Re: Minor flaws found during inspection

ohh I see what you mean.

as long as you can fix them, go for it! Every inspection is going to bring up some flaws, no house is perfect!

congrats!

Re: Minor flaws found during inspection

The flaws we had them fix:

Water heater extra tank had a possible leak, so they had someone come in to check that out

Yellowjacket nest - we had them remove it (we just discovered that they have relocated to a new spot - pesty buggers)

They were supposed to add a railing into the basement, which they did not - but we didn't care cause it is easy to add ourselves (and we didn't want to postpone the closing any longer)

There were a couple other minor flaws, but the inspector said it was more our responsibiity to fix them (add a well to one side of the house, add some dirt near the house to prevent water flow towards the house)

Ask them if they are willing to fix the small problems. The previous owner had a friend who did water heaters, so they had no problem with it at all.

Re: Minor flaws found during inspection

Thanks everyone.

I figured I'd ask if they would fix the GFIs and add smoke detectors. What's the worst they can say, NO?
It's worth asking.

There was stuff like the basement windows need wells, and the attic will need additional ventilation, but the inspector told us it was to our benefit to do that for the future. That it wasn't a deal breaker.

Re: Minor flaws found during inspection

To me it depends how handy your DH is or who is handy in your family. I would never bring those minor things up to the seller only because my DH can fix all that himself.

Re: Minor flaws found during inspection

Definately ask them to fix the GFI & the smoke detectors...They had to fix 3 outlets in our house & put a GF in the one bathroom. They also had to get the house treated for termintes...Everything was done by the seller & we checked it all at the walk thru

Re: Minor flaws found during inspection

honestly, unless the work needed totalled at least $1000 the attorneys wouldnt really fight for it. you could ask the sellers to fix it but they dont have to since its so minor.

Re: Minor flaws found during inspection

we asked our sellers to fix lots of stuff and they did. We didn't want the credit we wanted it fixed.

Some bigger things too like a drop ceiling that had mold on it. They took it down repainted, recarpeted and put moulding on the ceiling.

There were some insulation issues in the basement on some pipes. Asbestos was found and it was removed.

these are bigger things but the seller did them for us.

Re: Minor flaws found during inspection - Update

We had one issue regarding some sort of electrical wiring that connected to the circuit breaker. It needed to be upgraded. We were in a bidding war and the other buyer was insisting that the seller fix it. We got some quotes from electricians and then our way of outbidding the other buyer was to tell the seller that we would take responsibility to fix it.

Re: Minor flaws found during inspection - Update

I would ask them about installing the GFCI's, but I wouldn't consisder it a deal-breaker if they say no.
As for the smoke detectors, I believe by law they have to have those installed by closing.

Re: Minor flaws found during inspection - Update

I updated, they are taking care of both the GFI's and smoke detectors.

Re: Minor flaws found during inspection - Update