Originally Posted by Steerpike (Post 13116856)

Yikes, you aren't allowed to accept 'backup' offers? That's tough!

If your inspection industry is anything like the ones in CA and AZ, be ready for a long, long list of trivial / annoying stuff, and discuss with your realtor how to handle the issues. If you don't have any backup/contingency offers, your negotiating position is weakened. I bought my last place in AZ in 2019, and sold it in 2022. Same company did the inspections on both transactions. The list of stuff they found was surprisingly different (I chose, back in 2019, not to address most of the items because they were trivial in my view and I accepted a fairly small cash settlement from the sellers in lieu of corrections). For example, I had some dual-pane windows that were written up by the inspector in 2019 as having 'failed seals' - there was an ever-so-slight fogging on the inside, but nothing noticeable. 3 years later, the inspector did not call that out even though the windows were the same! They hit me up for electrical outlets not having GFCI in different rooms in the different inspections, and they flagged a bathroom under-sink drain as being 'not to code' in one but not the other inspection (nothing had changed).

I don't want to suggest anything illegal but be aware that the inspectors will not move any personal items whatsoever when performing the inspection, so if your under-sink area is packed to overflowing, they aren't going to notice much under the sink! When I sold recently they gave me $30k over asking, so I decided to accept every issue raised and paid for them to be fixed. It is my personal opinion that a buyer is better off getting a price adjustment for all the issues, based on estimates, so they get to control 'how' the repair is performed.

Good luck!

Originally Posted by Jolly Good (Post 13117249)

Inspection day and heavy rain and thunderstorms all day today which is not good. We have disclosed the flood problem but I'd rather they didn't see it in action before they sign the dotted line:sneaky::lol:

Fingers crossed it moves out of the area quickly. We have until 2pm :fingerscrossed:

Originally Posted by Jolly Good (Post 13117249)

Inspection day and heavy rain and thunderstorms all day today which is not good. We have disclosed the flood problem but I'd rather they didn't see it in action before they sign the dotted line:sneaky::lol:

Fingers crossed it moves out of the area quickly. We have until 2pm :fingerscrossed:

Originally Posted by Lion in Winter (Post 13117252)

Doing an unraindance for you.

Originally Posted by BuckinghamshireBoy (Post 13117254)

I've got the bulk of the rain in hand, it's currently throwing it down here.

:fingerscrossed:

Originally Posted by Lion in Winter (Post 13117252)

Doing an unraindance for you.

Originally Posted by Jolly Good (Post 13117270)

Hmm interesting how does that work exactly??

Originally Posted by BristolUK (Post 13117298)

Subscribe to the Sundance channel. :nod:

Originally Posted by BristolUK (Post 13117298)

Subscribe to the Sundance channel. :nod:

Originally Posted by Jolly Good (Post 13117302)

:rofl::rofl:

You are on the ball today!

Originally Posted by Jolly Good (Post 13117664)

Inspection complete and all we need to do is change one of the breaker boxes. We have an electrician friend stopping by tomorrow to look. So hopefully everything will run smoothly now.

Originally Posted by lizzyq (Post 13117680)

Glad you have a short and simple list of one thing to do.

Originally Posted by Jolly Good (Post 13117664)

Inspection complete and all we need to do is change one of the breaker boxes. We have an electrician friend stopping by tomorrow to look. So hopefully everything will run smoothly now.

Originally Posted by BEVS (Post 13117699)

Good news

Originally Posted by Jolly Good (Post 13117664)

Inspection complete and all we need to do is change one of the breaker boxes. We have an electrician friend stopping by tomorrow to look. So hopefully everything will run smoothly now.

Originally Posted by Jolly Good (Post 13117701)

Yes it is but I'm still being cautious until Friday and then after that it is less likely that the sale will fall through because he will have to pay to break the contract:fingerscrossed:

I'm not sure I ever want to sell a house again, it's too stressful!