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Happy to hear you did an inspection this helps you to know of any defects that the home may have, however the seller is not obligated to do any repairs, in Texas there is an option period clause where you can back out without a reason and receive your earnest money deposit back-Hopefully you have a contingency in place that allows you to back out-? You could use this clause if there were no meeting of the minds in repairs and hopefully seller is willing to meet your terms or at leastnegotiate on the repairs also home warranty is something you could ask for .Best of luck
Unfortunately, the seller is not obligated to fix anything, nor do they need to have inspections done for your benefit. You have a couple of options, the most popular: Within the reply to inspection addendum, you can request further time to address these two issues. The time allows you to get further inspections, and then negotiate for any further repairs needed. Remember, if it's not broken, there is very little chance a seller will be willing to negotiate, and nearing the end of it's life does not mean broken (I have to address this concern a lot). Another option (once the first step is taken to insure there are not more serious issues) is to ask for a home warranty that covers these two issues if anything should happen within a year of purchase. That warranty allows you to repurchase each year (usually around 450.00). Make sure the company you choose covers the roof and heating units, most do not cover roof, and with some it's an extra charge, but worth it.The second question: If you were buying the house in 5 years, would you want those two items in the current condition? Remember, if you are getting a deal (you said 7% less than fair market), maybe that's the reason why. All homes are an on going investment and require maintenance. What you put in is usually what you get out, except for extreme cases ;)Good luck, and remember, unless you are buying new construction (and even then), all homes have their quirks. Educate yourself on what are the real issues and what are normal maintenance issues, and it will be smooth sailing.Have fun, and enjoy!
A traditional Greater Lou. Assoc. of Realtors contract will state that the buyer has XX days to perform inspections. After a ratified acceptance by buyer & seller; the buyer will then initiate their desired list of inspections like you have done. The general home inspector has apparently noted that a specialist (AKA- roof = general contractor with roof experience and HVAC = licensed HVAC technician) should be brought in to evaluate those areas. Much the same way we go to the doctor and they send us to a specialist if something appears out of the norm. At which point you and your realtor will disclose in writing to the seller your desire for more information, fix/ repair and / or replace items noted in the inspection(s). The seller has the right to do what you wish, refuse to do anything or anything in-between (EX: I won't fix the hole in the roof, but I'll take $450 off the price of the home if you're ok with it) In the event you request the seller to (Example) replace the roof. Generally they will ask for proof from a qualified professional before considering it. At which point they tend to get their own opinion to check the validity of the claim and reach some form of compromise. The reason a compromise is generally made is because the roof (our example) is still working properly and the question is at which point the roof will become obsolete; is it 2 years? is it 9 yrs?
Ultimately, if you abide by the GLAR contract in giving these repair requests on time and the seller refuses to make any changes; your course of action is to decide whether to proceed with the purchase knowing the repairs / replacements will be a cost to you or do you decide the problems are in excess of your comfort level and must terminate the purchase of the property.
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