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,
group of inspectors, to examine the
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
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
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
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
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
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.
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
Home Inspectors list is good place to begin.
Who attends the
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
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.