Seller's Guide
Lansing Area Real Estate
Common Inspection Questions
Why have an inspection?
According to the contract, the Buyer has agreed to purchase your home in “AS IS” condition. However, the Buy & Sell Contract includes a contingency granting a Buyer the right to engage a private inspector,
or group of inspectors, to examine the home's condition.

The inspection is a way of discovering if there are any hidden problems that were not obvious when the Buyer personally viewed the home and made the offer. The Buyer has the right to terminate the contract if not satisfied with the results of the inspection by giving written notice within a specified time period.  

When should the inspections be done?
As soon as possible! The Buy and Sell contract provides that all inspections be completed within a specific number of business days. Otherwise, the buyer will forfeit the opportunity.

Can the inspection "kill" the deal?
Certainly. The inspector will look for safety issues and estimate the condition and life expectancy of the home's various components. If not satisfied with the results, the Buyer can give written notice of his/her intention to terminate the contract. It is not required to give an explanation.

What if the Buyer refuses to close unless I make repairs?
Inspections often reveal conditions that Seller was not aware of, and the Buyer may ask that these repairs be done at the Seller's expense. The Seller has the right to refuse to make repairs and the Buyer has the right to terminate the contract.

Sometimes the repairs are simple and not too expensive. However, the discovery of high Radon levels can cost $750 to mitigate and a faulty furnace emitting carbon monoxide might require a new furnace. If not repaired, these conditions must now be disclosed, making it difficult to attract offers for your home.

What inspections should be done?
The most common inspections include the structure, electrical system, plumbing, heating and air conditioning, pest, radon, well, septic and survey.  Buyers have also ordered inspections for mold, asbestos, swimming pools and barns and property survey.

What other kind of inspections can the Buyer do?
The inspection contingency does not limit the kind of inspections that can be performed. Buyer's have been known to check the schools, study the building and use restrictions, and inquire about criminal activity. Even cable and phone lines might be critical to Buyer who works from home.

What is the mandatory well and septic Point of Sale inspection?
Ingham, Eaton, and Shiawassee Counties are requiring Sellers to have well and septic systems inspected, brought up to current standards and approved by the health department prior to passing the property on to a new owner. This inspection is paid for by the Seller.
                                Mandatory Well and Septic Point of Sale Requirements

What is Radon?
Radon can't be seen, tasted, or smelled but it may be a problem in your home. Radon comes from the natural (radioactive) breakdown of uranium in soil, rock and water and gets into the air we breathe. Radon can be found all over the U.S. It can get into any type of building and build up to high levels. Testing is the only way to know if you and your home has a high level of radon.

Home Buyer and Seller's Guide to Radon

Should I hire a home inspector to look over my home prior to listing?
Knowing what the Buyer's inspector will uncover and possibly making those corrections prior to receiving an offer will make the process go faster and more smoothly. A Buyer who finds little wrong at the inspection will feel more confident when removing the inspection contingency. Also, correcting obvious problems will likely generate a higher offer.

Where are inspectors found?
The AT&T Yellow Pages lists over thirty home inspectors. In time, most agents develop a "short list" of inspectors they feel comfortable working with. Our Preferred Home Inspectors list is good place to begin.

Who attends the inspections?
In the Greater Lansing area it's generally accepted that only the inspectors, the Buyer, and the Buyer's agent be present at the inspection. The Listing agent and the Seller should not attend.

What if the Buyer doesn't initiate inspections?
Should the Buyer allow the deadline to lapse without initiating inspections, he will loose his opportunity to
do so and surrender his right to terminate the contract through the terms of the Inspection Contingency.
He now must accept the property AS IS and will probably forfeit his earnest money should he decide to terminate the contract.

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