Inspection Request

Depending on your property, there are 10 different inspections deemed customary. Knowing what inspections to perform or allow can be daunting. We have separated out inspection services because the number of inspections involved in a contract can vary greatly, as can the involvement by the brokerage and third party vendors.

The 10 standard inspections are as follows:

• Structural and Mechanical – Inspection may include foundations and/or basement, floor systems, ceilings, doors and windows, roof, and all structural elements. Additionally, other systems such as heating and cooling, electrical, and plumbing are inspected to ensure up-to-date functionality and safety.
• Mold – Air quality and surface samples are sampled and analyzed to determine evidence of mold or mold spores. Appropriate precautions are followed and guidance is provided should traces of mold be found anywhere.
• Environmental – Inspections involve ensuring optimal environmental conditions in and around the property. Includes examining underground storage tanks and soil samples for any hazardous material or leaks.
• Radon – Radon levels are tested to confirm accordance with EPA protocols. Test results are provided to the seller stating if corrective action is required.
• Chimney – Inspection of the chimney and other related structures are standard. Any damage or obstructions are assessed, and the venting system is inspected to ensure safe conditions.
• Lead-Based Paint Hazard – Assessed via x-ray fluorescence, this inspection determines not only the presence of lead-based paints both in and out of your home, but also if they are in hazardous conditions. Laboratory testing is also completed to obtain the most accurate results.
• Termite – As an early detection to termite activity, this inspection is crucial in preventing large scale damage to your property. Conditions that make a property more susceptible to these wood destroying organism, such as home materials, surrounding nature, and geographical location are evaluated.
• Well Yield – The water recovery rate can be measured in order to determine the amount of water from the surrounding area that recharges back to the system. Factors that affect the GPM (gallons per minute) include pipe and pump sizes, well depth, and fixture flow rates.
• Well Quality – In addition to water yield, inspection of the water quality pumped from the well is standard to guarantee clean water free from harmful contaminants, such as chemicals, germs, and even waste products.
• Septic – The location and composition of the septic tank, along with the location of the drain fields and water level in the tank are examined to verify the system is working properly and safely.

Repair Request Review: To put it simply, the role of the inspector is to note all deficiencies in a house, including both legitimate issues and any dated features. It is the job of the buyer’s agent to determine which repairs should be included in the contingency. For instance, while leaking pipes and broken appliances are reasonable repair requests, restoration of many of the reported issues within the inspection are not legally required. These include present code regulations that were not standard at the time the home was built. However, many inexperienced agents do not know the difference, and ultimately include unnecessary and unjust repairs within the contingency. An expert REALTOR® and representative of TheFlatRate.com can review all terms of the inspection with the seller, while negotiating repairs with the buyer’s agent to ensure the duties on the seller’s end remain reasonable and fair.

Draft Repair Request: If the buyer chooses to not be represented by an agent, both you (as the seller) and the buyer will need to agree on the repair request addendum. Should no negotiations be required, and all conditions are agreed upon, the addendum will be drafted and signed by both parties. This addendum is usually drafted by the buyer’s agent. Upon no representation on the buyer’s end, you may want to ensure that the addenda is both completed properly and done so within the time constraints listed within the contract. Failure to adhere to the guidelines of the contract could void it.

Negotiations: If you would rather have our licensed real estate professionals negotiate on your behalf, we have this add on option as well. By speaking with the buyer’s agent directly, we are able to easily discuss why a listed repair is fair and required, compared to those that are unnecessary and do not need to be completed per the inspection’s contingencies.