If you do not change the time frames in the original contract…as a buyer you will have 10 days to complete your inspections.
After being in this business for over 20 years…I have a few inspectors that I have worked with that I would be more than happy to refer to you…or you are free to choose your own inspector. Just make sure they ARE licensed by the State of Arizona as this IS required by the the state.
What does an inspection look like? Well…you can generally expect it to take roughly and hour per 1000SF…and more if it has a pool and/or spa. Also…typically…the older the home…the longer the inspection.
I like for my clients to meet me at the property about one hour to 45 minutes before the expected end of the inspection. You are welcome to go earlier and measure or whatever…but from experience…I have found that being there the entire time can be too long for most people. Especially if it is a vacant home with no place to sit!
When the inspector wraps up the inspection he/she will review the major concerns…if any…as well as the common maintenance items that were found. Many inspectors will print the report on site and give it to the buyers right then! Also, please be prepared to pay for the inspection at this time. Form of payment? Depends on the inspector. Most all take checks…and many take debit/credit cards as well.
What other inspections might you need? A termite inspection should for sure be included. We live in the desert. I say there are three types of homes with regard to termites. They have them. They had them. Or they are going to have them! If we find active termites this is part of the negotiations with the seller as to whether they will pay for treatment or not. But one way or another it will need to be done.
There are more inspections that I have seen clients pay for. Radon is one. Mold is another. We do not have a huge issue with either of these items in the desert southwest…but you are free to get whatever inspections you might want.
Occasionally, the inspection will reveal something that needs a specialized trade person to review. For example, if there is some electrical issues that are what the inspector would consider not typical for the age of the home, it may be advised to get a licensed electrician out for further review.
What else might you want to investigate? Almost everything is covered here in the Buyer’s Advisory. I suggest you review this and get anything scheduled during our inspection time that is important to YOU!
So…we had our inspection…now what? Well, we go over it and decide which items are important to ask the seller to repair or replace (unless an as-is addendum was part of the original offer…then the inspection is mainly just for you to KNOW what you are buying).
This is also the time for buyer to call around and get home owners insurance quotes. I REALLY suggest you call at least three different companies as the cost can vary greatly.
We then use the BUYER’S INSPECTION NOTICE AND SELLER’S RESPONSE FORM (BINSR) to make our request for repairs to the seller. They can say YES to everything…say NO to everything…or agree to do some things but not others. Per the contract, once they reply…the buyer has the option to either move forward with the transaction…or cancel the contract and get their earnest deposit back.
One thing I advise to keep in mind is this. The sellers are “mentally” gone from the home. So…if there is a leaky faucet and we ask them to replace it…it’s almost a given they will go to the home improvement store and buy the least expensive (cheapest) one they can buy. Maybe better to just be aware of the issue and replace the faucet with what YOU want.
If it is a safety issue…or something that should be working but is not…typically buyers ask for repairs. If it is cosmetic (unless a new build home) it is not something that a buyer would usually request. Cosmetic items are just that. Cosmetic.
There are items that the seller is warranting to be working per the purchase contract and are deemed to be in proper working order. Please review section 5A of the purchase contract for a list of these items.
If the buyer does not cancel the contract by the end of the inspection period, the buyer’s earnest deposit will be at risk if they fail to complete the transaction.