PLEASE HELP ME! Advice needed on next step after inspection..
Question: I am in need of some more advice. I just got back from my house inspection and have discovered several problems with the house. My settlement date is June 28th. My inspector has indicated the following problems: The roof is in POOR condition and needs to have the shingles replaced. No leaking was evident but the condition of the shingles is very bad. The reason for this is that there is no attic ventilation fan and the attic is VERY hot. Thus, the shingles deteriorated more rapidly. I estimate the roof to be about 800 square feet or so.. Another problem that was found is in the Heat Pump.. The venitlator coils are caked with dirt and the filter needs to be replaced. (Is this a major expence or just a routine service thing?) I was told to have it serviced by a heat pump authorized person…
Anyway, those are the only major defects that were found. Everything else seemed to be in good condition.. wiring, plumbing, appliances.. etc.etc… My real-estate agent seems to think that I will be able to get the sellers to pay for an attic fan since there was supposed to be one there in the listing. But she doesn’t think that sellers will opt to pay for a new roof… I don’t have the money to have it done myself, so I was hoping to get them to pay for it. I don’t believe my agent is negotiating my side of things the way she should.. but it’s too far into things to change now. What are my options in this situation? Should I attempt to get the sellers to pay for a new roof, attic fan and service the heat pump or am I expected to pay for all or some of it? Also, if the sellers refuse.. what are my options (other than declaring the contract null and void?) I like the house but don’t feel it is fair for me to pay for a new roof. (Life expectancy of the roof is 0-2 years according to the inspector) If I say I am firm on the contingent of having the seller pay for the expenses, will I lose out on the house if I change my mind and decide to do the roof myself? I am DESPERATE to hear some advice on what to do… I have 5 days to get back to the seller with my demands.
Another point that may be in my favor is the seller has found a home and is looking to settle at the same time. It seems to me that if they don’t want to lose the other house.. the should have to fix this one? Right? Wrong? But I don’t want to lose the house either…so, I’m kinda caught in the middle and have no idea on if bluffing is in order. On one hand, I could say I’m firm on my demands and hope they want the other house enough to fix things up or I could lose out if there is another buyer that I don’t know about.. etc. etc…. Also, if I get out of the contract, I’d be out the money for home inspection and mortgage application…. WHAT’S A GUY TO DO???
I guess I’ve rambled on enough about this… thanx for staying with me! 
NOW… can anyone please shed some light here on my options and/or give me some advice, alternatives, kind words, wisdom, hug????
Answer: Is this person *YOUR* realtor? Do you have a contract with her saying that she works for you? Have the words buyer’s broker ever crossed her lips or yours? If not then you must know that she does not work for you. She works for the seller. She has a contractual obligation to THE ENEMY (the seller, in your case) to realize the maximum sale price for their house. They are paying her to do this. You are not.
this situation? Should I attempt to get the sellers to pay for a new roof, You need to decide RIGHT NOW weather you like your money more than you like the house. If you like the money more, don’t give it up for the house. If you like the house more than you like the $1,000 for all the repairs, then you should give up the money, make the repairs, move into the house and live happily ever after. There is a difference between liking it and doing it. You may not like giving up the money, but if the deal will fall apart becuase you don’t spend it, then you really need to consider weather you are willing to walk away. I can virtually assure you that there will be other houses. It is in your favor that the seller needs to sell this house to buy the next one. You are having doubts and doubts are OK. This is the first time (?) you are buying a house. This is nerve wracking stuff. What I would not do is express these doubts to the realtor if she is not working for you. If you ask her point blank, she will have to tell you who she works for, by the way. The question of “have to” is a difficult one. They don’t have to do anything. They can say, “Hey, screw you, the house is listed for $X and that is the price. Don’t bother me with anything less.” The question is whether you value your money more than you value the house. If so, then say to the realtor, “I’m sorry. I am unwilling to pay for these repairs. Call me if the sellers change their mind. I will be looking at other houses with OTHER realtors.” Let her know that if she does not sell you this house, you and your money (read: her commission) are going elsewhere. The only leverage you have is your money. You have to remember that to the sellers and to their agent, this is about your money. You have it and they want as much of it as the can convince you to give them. You have to decide how much that number is.
Good Luck and please remember what my .sig says.
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