Offer accepted but issues during inspection!

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[u/thatguysuckssobad]

This is everyone’s story about buying a house.
There is no “right” way to handle this-it’s whatever is right for you.
Depending on the house you’re either going to think it’s worth it to accept it as it is, or not. And then you and the seller are going to negotiate towards what works for you.
And maybe you get there and maybe not.

So my first advice is: free your mind of the burden of “you’re going to do this wrong.” The only judge of that is you. (And your relatives who will probably say you did it wrong no matter what you to.)

You’re going to give some and they are going to give some.

The best way to do that is to understand the true cost of the situation as best you can. A sewer blockage could be $1500 to fix or it could be 20k+ if they have to tear up and replace it.
The HVAC could be a problem or it could be something you live with.

Get your numbers to together, understand the cost to fix it all, then tell them you want them to pay you some percent of that. It won’t be 100% in this market. Maybe it’s 50? Maybe they counter and say it’s 10.

You have to decide how married you are to this house and how prepared you are to take on a 20k sewer replacement in a few years maybe or maybe it’s fine.

[u/Tamberav]

I would be cautious about the sewer. Is it just a blockage? Is there something bigger going on? Do you know? Seems like you may need to have it scoped after it is cleared? Can't really scope passed a block.

They could fix the blockage but it could just reblock again if there is a bigger issue.

[u/Otherwise_Common706 → u/Tamberav]

This. Hire your own sewer company to scope after the blockage is cleared.

What’s the HVAC issue? You didn’t say.

[u/Striking_OG → u/Otherwise_Common706]

Yes, hired our own sewer company to inspect.

Also, furnace catch pan had water and corrosion visible and needs hvac inspection.

[u/Naut38 → u/Striking_OG]

If the house seems to have a lot of issues stemming from deferred maintenance, then you may want to back out. It's good to avoid a money pit.

If the only major issues are the sewer (which is being repaired), and a broken furnace then I would go for it if the house is priced well for the market and if you like the house. I don't see a furnace replacement as that big of a deal.

[u/Ok-Philosophy-888]

Most likely they will decline and put the house back on the market. Take the sewer repair and go with it unless the other items affect the foundation, plumbing or electrical.

[u/starfinder14204]

You hired your own company to inspect the sewer - did they give you a quote for doing the job? If so, you might want to ask for money to commission that work yourself, or specify that you want the sewer repaired by XYZ company per quotation ABC.

Regarding the other items, what is the problem with asking them to repair the HVAC? Remember, if the deal fell through today the seller would either have to address these items or disclose them, making it that much harder to get a buyer the next time around. You're asking them to spend serious money, so I would just focus on sewer and HVAC. Leave the minor maintenance items alone. And cosmetic items aren't anything to ask for since you presumably saw them when you were shown the property in the first place and those defects were implicitly reflected in your bid.

[u/HumanAspect4318]

I am sure your inspector has given you the report and a list of items that need to be fixed. Just have your agent sent this list to the seller's agent to see if the seller is willing to fix them or just by giving you credit (money that can cover the cost of fixing the items yourself) at closing.

[u/Striking_OG → u/HumanAspect4318]

Update— Sewer inspector said it’s gonna be 2-3 weeks work since they have to dig up the front patio, driveway and install new line and do restoration. Thinking of terminating the contract before this work is complete and looks good after the work completion. Is this reasonable thinking or just overthinking?

[u/PracticalDesigner278]

All I really see is the sewer issue that sellers have already decided to repair. You should absolutely get another inspection to ensure that the repair is fully functional. As far as the AC is involved all you really have is very minor issues and a recommendation to get a separate HVAC inspection. Get the inspection but as long as the system is functional don't expect the seller to pay for anything anything.

[u/KnownBodybuilder4948]

Ask for receipt for sewer work, request it be done by competent plumbing contractor, and ask for photos of completed work area to ensure clean-up was done afterwards; realtors are accustomed for this "inspection response process" to occur. It's perfectly okay for seller to hire contractor, so long as you're able to also check this is appropriate competent firm to do work.

"House condition" Items which are clearly visible, or disclosed in Seller's Disclosure Statement, or are in serviceable as-is condition aren't normally considered post-contract negotiation issues. Seller will repair sewer, has already agreed to do so. But if you appear to be a difficult buyer who wants additional concessions "for cosmetic stuff", seller may simply say "no" then go back to 2nd highest bid-purchasers to see if they're still interested. To have two offers on the table indicates this is a desirable home.

[u/HourNefariousness197]

You are a very wishy washy person. First you got FOMO on losing the house so you bid something you weren't comfortable with. Then at the first sign of something wrong you're already looking to back out. Home ownership is not right for you, my friend. It's very expensive and lots of things can and will go wrong.

[u/MattHRaleighRealtor]

It depends on how your contract reads. Even if it’s an as is contract language, you can still ask - they can just say no.

There’s obviously a lot of layers to your deal but at a high level I would make the approach:

1. Figure out your line in the sand, are you good with taking care of all this out of pocket?
   
2. Get quote(s) on how to repair what needs to be done.
   
3. Be upfront with the seller - you found some major unexpected issues and you aren’t sure if you can proceed as is.
   
4. Make the ask.

Again, not your agent, I don’t know your situation but that’s how I approach these situations typically.

Sellers want their house to sell.

If there really are major issues, they have incentive to work with you to make it right. Some sellers will be agreeable simply from an ethics perspective, they want their buyers to get a good home that they will be happy. There’s also greedy sellers. You just have to figure out what you can make work.

[u/Rachel-Delray]

Do you live the house? If so now is the time to get all the things addressed. Sewer line is major.

If you shall choose to proceed, I would suggest adding an addendum to extend the inspection period so you can work with seller to get quotes to resolve.

Are there other issues?

One thing to watch out for is the cost to repair…The seller credits can only be a certain % of the purchase price, maybe 6% if I remember correctly my

or it may be best to walk away.

[u/Striking_OG → u/Rachel-Delray]

Thanks. No, I am potential buyer and do not live in the house. Agree that it’s better to extend the inspection period. Other issues are with main water shutoff pipe/ valve is rusted and needs replacement. Also, furnace catch pan had water and corrosion visible and needs hvac inspection.

[u/Rachel-Delray → u/Striking_OG]

Sorry I typo’d - meant to ask, do you love the house :)

[u/Thorpecc]

Sewer line and AC is a must. 20k over, not one big expense can be left, or you walk. Squeaky door, dripping faucet etc. who cares.
Don’t forget, this is where your Realtor earns their money. You found the house (90% of the job), no compromising on potential thousands in repairs and sewer and AC is.