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Buyers request for repair costs

I am selling my house that was built in 2011 (only 2 years old). The inspector came back with these issues: (1) concrete slab was cracked in the corners of the foundation, but are not structural defects (grout as necessary), (2) gutter downspout was terminated too close to foundation, (3) slab exposure at rear of house was inadequate. Soil should be a minimum of 4'' below the brick line, (4) some of the butt-joints in the cement board sidings did not seal properly, cracked cement boards noted in rear side of exterior wall, (5) the door leading to the garage from interior was not sealed properly when closing, (6) door leading to bedroom 3 could not latch properly, (7) yard fence gate lock did not install properly, the gate could not open from the inside, (8) missing several clothes shelves in the clothes closets (which were not part of the house design).

These are all picky things that should be covered in the $500 warranty that we are providing to the buyers. They are requesting an additional $1000 for repair costs, which we feel is ridiculous. Not to mention, when the inspector came in to our house, he opened and failed to close drawers on furniture that was not attached to the house, removed the check that was left for the lawn mower and failed to replace it, and failed to reset our air conditioner settings back to the preset after running the air down.

We offered the $500 warranty and an additional $500 for repairs assuming that the warranty would cover the bulk of the reported concerns. Thoughts on what to do?
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August 20 2013 - Second Ward
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Answers (6)

Congratulations for working out the negotiations with the buyers.  However, I would like to point out for anyone else that runs into these issues that none of the items posted above are covered by any home warranty.

I would be furious at the inspector for getting into furniture (drawers) that are not built-ins.  This is just plain snooping.

Not adjusting the AC the way they found is just inconsiderate.

I would let your agent know first and then call the inspector and bring that up to him.  He needs to be more considerate of people's homes. Hopefully, he'll take the criticism positively.

Naima
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August 21 2013
Not sure if all of that ads up to $1500. I'm glad you countered. In the future, you could try pricing out repairs yourself, perhaps you will come out cheaper; and you can always say no.  Home warranties (like most insurance policies) do not cover "preexisting conditions."
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August 20 2013
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A home warranty does not cover existing issues.   Therefore, your assumption that the warranty will cover existing concerns is not correct.

The items you are describing are routine maintenance and things home owners (i.e. you) should have been taking care of. Personally,  I'm a bit surprised you put the house on the market before taking care of them. 
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August 20 2013
Profile picture for user91131094
Thanks everyone. They did accept the counter and our closing is set. And yes, I would have walked away. The house was on the market for 9 days and there were multiple offers waiting in line. Yes, we got really lucky but it definitely is a sellers market.
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August 20 2013
This sounds like a typical inspection for a home this age. All of the items that you mentioned were items that were probably there when you purchased it. Builders often miss some of the small items of code that inspectors are trained to report on.

I assume that you are working with your Realtor on this, but countering as you did at $500 when you are already providing the warranty seems reasonable. You might have offered them nothing as $1000 in repairs doesn't sound as though the buyer's are too concerned. But, I feel that they will most likely accept your counter.

As for the inspector's actions, you cannot hold the buyer responsible for that. Even though the inspector caused you some inconvenience, it does not discredit his report or diminish the buyer's concerns. Overall, I would say that you are in excellent shape and are dealing with very common minor seller issues. Keep your eye on the big picture of accomplishing your goal. Best of luck!
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August 20 2013
Request for Repairs are just that requests.  As a seller you do not have to do anything, BUT are you willing to have the buyer walk away for a small amount?  Do you want to start the selling process over?  Will the house re-sell for the same or more?  These are all questions to consider.  Many times it is a simple negotiation to see what you can get the seller to agree to.

As far as the home warranty, they will not cover these items since they are "pre-existing" and have been documented by an inspection report.  The warranty is for things that break after you purchase the home.
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August 20 2013
 
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Buyers request for repair costs
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August 21 2013 | 6 answers
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