How to get your repair addendum accepted by the seller

By
Real Estate Agent with Keller Williams Realty


Have you ever had a friend lose a home because the home inspection didn’t come back perfect and they did up the repair addendum and the sellers rejected it? Part of the problem I find is there are two types buyers: those who are realistic about repairs and those who want absolutely everything done that the inspector found wrong with the home.

Big Repairs

Here is the problem with the second type of buyer. Unless it is new construction you are getting a used home, there are going to be things that need to be repaired. If they are minor things like cracked light switches, though something found on an inspection, it really doesn’t affect the real salability of the house.

My suggestion is, when putting together a repair addendum, is make a cover sheet of all the repairs itemized on one piece of paper without explanation, and a second piece of paper stating though there were numerous repairs listed by the inspector, we understand we aren’t getting a new home, but these are things that are important to us that we would like repaired prior to closing. 

In my experience, when a seller gets these three things they see the buyer isn’t asking for the moon and will more than likely do the repairs. There are exceptions, like those that insist their home is being sold as-is and there is no changing their minds. So, unless you are willing to walk over those repairs not being done, then you may have to just deal with repairs after you get your new home.


Posted by


Todd Clark (broker w/ Ken's Home Team)
Keller Williams Realty
Todd@IFoundYourNewHome.com
Phone: (503)524-9494
Fax: (503)746-9573

 

 

 

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 I am a licensed Realtor who specializes in Washington County, Oregon and also work in both Clackamas and Multnomah Counties including the cities of Aloha, Beaverton, Canby, Clackamas, Gladstone, Gresham, Happy Valley, Hillsboro, Milwaukie, Oregon City, Sherwood and Tigard. All information contained in these posts are copyrighted and cannot be used without prior written approval authorization from the author me Todd Clark. If you are looking for an outstanding agent please give me a call I would love to help you with all your real estate needs.

 

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  1. June Piper-Brandon 12/01/2010 10:47 PM
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Topic:
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Tags:
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Comments 21 New Comment

Show All Comments
Rainmaker
204,745
Pat Tasker
Your Milwaukee Metro Area Agent (WI)
Shorewest Realtors

Great idea.  I think I amm going to try this on my next one!  A big part of the result is setting the buyer up ahead of time as to what is a defect and what is not~!

December 01, 2010 10:33 PM
Rainmaker
469,995
Trey Thurmond
College Station , Texas Homes
BCR Realtors

Todd

What you are describing is the best way in my opinion for a buyers rep to help his client achieve a reasonable agreement and one that is pinted towards closing and not crashing.

December 01, 2010 10:36 PM
Rainmaker
996,044
Karen Anne Stone
Fort Worth Real Estate
New Home Hunters of Fort Worth and Tarrant County

Todd:  Great post... and great ideas.  Sometimes the seller can feel very taken advantage of, this your suggestion surely takes care of that.  Thanks for sharing your ideas...  <suggested>

December 01, 2010 10:40 PM
Rainmaker
644,541
June Piper-Brandon
Piecing Dreams One Home at a Time
Century 21 New Millenium

Todd, this is a great post.  This is how I often do the repair addendum for older homes.  Sellers don't feel like you are picking on them when you do this, I also include a copy of the home inspection.

December 01, 2010 10:43 PM
Rainmaker
55,628
CJ Johnson
Sales Consultant - Build On Your Lot @ DWH
David Weekley Homes

Good suggestions but be careful not to write in an opinions.  I write up the buyers request and attach a full copy of the report with any and all negatives items highlighted in yellow that old yellow highlighter says it all sometimes.  Often the report is more yellow than any other color so the point is made for me.

December 01, 2010 10:44 PM
Rainmaker
300,941
Margaret C. Taylor
St Marys/Calvert/Charles MD Real Estate Agent
Century 21 New Millennium MD

Thanks for a great post and sharing your way of negotiating.  Hopefully by asking for only part of the repairs the contract will continue to closure.  Margaret C.

December 01, 2010 10:45 PM
Rainer
102,475
Amanda Nicodemus
Spring Texas Real Estate www.amandahomes.com
Spring Texas Keller Williams Professionals - Cypresswood

Thanks Todd for the suggestion.  I will make sure I include this information on my next sale!

December 01, 2010 10:54 PM
Rainmaker
384,765
Robert Schwabe
Orange Park Real Estate
Keller Williams- First Coast Realty

Todd - I find a hand written letter from a buyers really helps in most cases.

December 01, 2010 10:56 PM
Rainmaker
390,108
Tni LeBlanc
JD, MA, REALTOR, CalBRE # 01871795
Mint Properties, Tni LeBlanc (805) 878-9879

Good advice.  Sometimes the sellers need a reminder that you are being reasonable.

December 01, 2010 10:59 PM
Rainmaker
967,667
Michael Jacobs
Pasadena Real Estate Representation 818.516.4393
Coldwell Banker Residential Brokerage

Todd - good advice - I often tell buyers(especially those with some unrealistic---in the sellers opinion---views) to put a $$$ number to each repair/request for a bit of reality check.   Your idea of two lists is excellent --- I have suggested a similar "tactic"(for lack of a better term) to show the sellers the buyers are concentrating on the big picture and the insignificant items.  It's a juggling/balancing act --- that is certain.  

December 02, 2010 12:16 AM
Rainmaker
317,661
Jon Quist
Tucson's BUYERS ONLY Realtor since 1996
LONG REALTY

The home inspector I use is really good, while on site, at explaining the difference in what the inspector finds.

We also make sure the seller and the seller's agent see the complete inspection report as well as the buyers request form.

We even try to send the original on before the buyers actual request list. That way the seller has already gotten a look at everything and is usually relieved/happy to get the buyers shorter list!

December 02, 2010 12:35 AM
Rainmaker
1,200,257
Tony & Darcy Cannon
The C Team
Keller Williams Legacy

Todd, good idea!  Thanks for the suggestion!

December 02, 2010 12:47 AM
Ambassador
2,032,127
Todd Clark
Broker - Beaverton, Oregon Real Estate Expert - (503) 524-9494
Keller Williams Realty

Some agents feel that you have to be aggressive when it comes to negotiating, I find it best to try to work together to find a common ground. If you are too hard nosed, the sellers will tell you to take a hike and wait for the next buyer even if it means a lower price.

December 02, 2010 12:58 AM
Rainmaker
1,050,702
Ginny Gorman
Homes for Sale in North Kingstown RI and beyond
Phillips Post Road Realty ~ 401-529-7849~ RI Waterfront Real Estate

Todd, i always go through a similar diatribe with my buyers, especially the first time buyers who feel everything should be fixed, but putting it down and finding that common negotiation point is just great.  Taking a trick out of your bag in the future..thanks

December 02, 2010 07:20 AM
Rainmaker
1,772,403
Gabe Sanders
Stuart Florida Real Estate
the BlueWater Realty team specializing in Martin County Residential Homes, Condos and Land Sales

Excellent idea Todd.  Of course there's still the seller that feels 'as-is' means no repairs and the buyer that thinks 'as-is' means all repairs.  It's our job to find a mutually beneficial solution.

December 02, 2010 07:54 AM
Rainer
276,790
Kathryn Maguire
Serving Chesapeake, Norfolk, VA Beach
GreatNorfolkHomes.com (757) 560-0881

I really like your idea of having an itemized list without explanation.  It gets the point across but it does not beat the seller up with any flaws found by the inspector.  I am going to shamelessly steal this idea!

December 02, 2010 09:10 AM
Ambassador
1,061,074
Ellie McIntire
CDPE, Howard County Homes for Sale
Ellicott City Clarksville Howard County Maryland Real Estate

The dreaded home inspection addendum. I like Robert's suggestion (#9). It could really help in some situations.

December 02, 2010 11:52 AM
Rainmaker
311,957
Christine Pappas
Ohio RE/MAX REALTOR - Northeast Ohio Real Estate
RE/MAX Results

Good advice Todd!  I do something similar to just that as well as I repeatedly mention to the buyer that this is a used home and we are really looking for health, safety and security issues.  But, you know every once and a while we get the buyers who want the stars and the moon and the house!

 

December 02, 2010 03:29 PM
Rainer
19,006
Sandra Pearce
Republic Mortgage Home Loans in Olympia Washington

Great idea.  Just had a deal that died do to seller refusing to do repairs.  Lenders don't like fungus growing in the house very much :)

December 02, 2010 05:51 PM
Rainer
12,028
Ruth Velez
Caliber Real Estate

I was looking for some information along these lines.  This is a great reminder!

 

Thanks!

December 01, 2012 07:51 PM
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Todd Clark

Broker - Beaverton, Oregon Real Estate Expert - (503) 524-9494
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