Navigating Home Repairs During a Real Estate Transaction in Washington State

Buying or selling a home in Washington State is a major financial decision, and home inspections play a crucial role in the transaction. Here in Tacoma and surrounding areas, we often deal with older homes with potentially outdated systems.? Understanding how home repairs fit into the process can help both buyers and sellers avoid surprises and negotiate effectively. From pre-listing inspections to due diligence, here’s what you need to know about home repairs when dealing with real estate in Washington.

The Seller’s Pre-Inspection: A Proactive Approach

One of the most strategic moves a seller can make is to conduct a pre-listing home inspection before putting their property on the market. A pre-inspection helps sellers identify and address potential issues that could arise later during a buyer’s inspection. Fixing major problems upfront can increase buyer confidence, justify the asking price, and reduce the chances of unexpected repair negotiations that could derail the deal.

For buyers, a pre-inspected home can be attractive because it provides transparency about the property’s condition. However, it’s still important to verify the inspector’s credentials and understand that pre-inspections are not always as comprehensive as a buyer’s inspection. Buyers should carefully review the provided report and consider whether additional inspections are needed. In competitive environments, this step can be an important decision that lands or loses you the home.

Buyer’s Inspection Before Submitting an Offer

In Washington State’s competitive real estate market, some buyers choose to conduct a pre-offer inspection to make their offer more appealing. This allows buyers to waive the inspection contingency, making their offer stronger in multiple-offer situations. However, this means they are accepting the home as-is and may have little to no room for negotiations regarding repairs.

A pre-offer inspection is ideal for buyers who want peace of mind before committing to an offer but also need to be prepared to take on potential repairs themselves. The key downside is that the cost of an inspection—typically $400 to $700—falls on the buyer, whether or not their offer is accepted.

Buyer’s Inspection During the Due Diligence Period

For buyers who include an inspection contingency in their offer, the due diligence period is their opportunity to conduct a professional home inspection. This inspection can uncover hidden defects, structural issues, or necessary repairs that could affect the home’s value.

Depending on the findings, buyers have several options:

• Request repairs from the seller before closing.
• Negotiate a price reduction or credit to offset repair costs.
• Proceed with the purchase as-is if the issues are minor or expected.
• Terminate the contract if the problems are severe and no agreement is reached.

Negotiating Repairs: What It Means for Both Parties

Once an inspection report is completed, the negotiation process begins. In Washington State, buyers typically submit an Inspection Response Form detailing their repair requests. Buyers and buyers agents are not allowed to share any portion of the inspection reports with sellers without seller pre-authorization. Sellers can respond in one of three ways:

1. Agree to make the requested repairs before closing.
2. Offer a price reduction or credit so the buyer can handle the repairs post-closing.
3. Decline the request and sell the home as-is.

Sellers should weigh the cost and feasibility of repairs against the risk of losing the deal. As a top real estate agent in Tacoma, I tell my sellers that whether it’s buyer one or buyer four, they’re all going to likely have the same issues, and it’s often easier to address with the very first buyer. Buyers, on the other hand, must consider which repairs are deal-breakers and which they can handle after closing. Focusing on big ticket, or safety/security items are crucial while ignoring cosmetic.

Home repairs during a real estate transaction require careful consideration, strategy, and negotiation from both buyers and sellers. Sellers who conduct a pre-inspection can streamline the process, while buyers should weigh their options between pre-offer and due diligence inspections. Understanding how to negotiate repairs can make the difference between a smooth transaction and a deal falling through.

If you’re buying or selling a home in Washington State and need expert guidance, reach out to me for trusted real estate advice to help you navigate the home buying or selling process. Erik Molzen Washington Realtor (206) 643-8845

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