We are first time homebuyers and this is the first and only house we put an offer in on and it was accepted.
We submitted the repair request on Wednesday 9/8 to the seller and we have had no response yet, and our inspection contingency expires tomorrow on Monday 9/13.
I just re-read the repair request and apparently the sellers have “no obligation to respond”.
Our realtor has been asking their realtor and the listing agent said Friday 9/10 that the seller was unavailable but she was going to go over it with them “soon”. Our realtor said for us to talk to lender (USDA Direct Loan) about what to do if the sellers decide not to fix some items.
We know they already started completing some of the repairs bc we drove by and saw them working on the main portion (dry rot in the carport).
We have a USDA loan and we only requested the items the USDA requires to close. It wasn’t much as the house is in great shape. The worst part was the carport had a lot of dry rot.
The appraisal cannot be ordered until they respond.
What should we do? How worried should I be?
The sellers were accepting backup offers.
Here is what we asked for:
Roof Inspection: All roofing repairs to be completed as stated in roof inspection report dated 8/31/21. ($875 + $325 for certificate, total $1200)
Pest Inspection: dated 8/31/21. All pest repairs stated in report to be completed including all Section one and Section two repairs. (Section 1 – $6272, Section 2 – $810, Further inspection – $115 – Total $7197) – Mostly the attached carport has extensive dry rot. But the sellers had already begun repairs before we even put an offer in, and have since appeared to do a lot more work on the carport.
Septic Inspection: Completed Septic System has been inspected and cleared by Ned Carnett Septic Services dated 8/30/21 (Seller Paid – cleared)
Home Inspection –
LANDSCAPING Walkway: uneven trip hazard
Electrical SERVICE DROP AND SERVICE ENTRANCE: Branches / vines interfering with wires
Metal boot / not sealed Location: Roof: Contact the local utility company for repairs.
SERVICE BOX, GROUNDING AND PANEL Service box: Unprotected openings
DISTRIBUTION SYSTEM Wiring – installation: Open splices in the attic, Garage, carport extension cords used as perm. wiring.
DISTRIBUTION SYSTEM Outlets (receptacles): GFCI outlets needed, exterior: install ground fault circuit interrupter (GFCI) outlet(s) Worn receptacles on front porch: Not suitable for outdoor (exterior) use, service panel
DISTRIBUTION SYSTEM Switches: 3-way not working as intended, Noted – Light For Dinning Room.
DISTRIBUTION SYSTEM Cover plates: Missing, Noted – Laundry Room Outlet Cover Missing For Dryer./Install approved electrical cover plates
They are taking the wood stove with them.
CHIMNEY AND VENT Inspect/sweep chimney Condition: Inspect (and/sweep if needed) before using Noted – Excessive Chunks Of Creosote / Roof Vent Location: Roof / Wood Stove: Recommend having the chimney flue(s) / venting system(s) inspected and cleaned (if) necessary by an industry specialists.
We just found out the sellers are taking the wood stove and caping the chimney – it was in the MLS but WE just found out – so not sure how this plays out.
WATER HEATER Tank: 1. At the time of installation a pressure expansion tank may not had been required at the cold water supply line to the water heater. However, one is recommended. A water heater expansion tank is designed to help prevent fluctuations in water pressure. Fluctuations in water pressure can potentially damage the water heater and supply lines in the homes plumbing system. 2. At the time of installation a drip pan may or may not have been required under this hot water tank. However, since the tank is in an interior space, or is adjacent to an interior wall, a drip pan is recommended. Any drip pan requires a drain line which is properly terminated to an exterior location.
WATER HEATER – ELECTRICAL WIRING Fuses and breakers: The electric water heater does not have an electrical disconnect switch within sight of the tank. When someone is repairing an electric water heater, they need to be assured that the electricity stays off while they are handling wiring and connections that could shock if the circuit were to suddenly become live. The installation of an electrical service disconnect is recommendation.
FIXTURES AND FAUCETS Toilet Loose
APPLIANCES Dishwasher: The dishwasher is discharging through the air gap indicating the drain line from the dishwasher to the waste disposal is blocked. * Plumbing repair recommended.
WALLS Wood: Water damaged: Hall bathtub / base board
This list will serve as the required repairs prior to the close of escrow. Essentially USDA requires a cleared pest report section one and two.
Please provide addendums and Request for Repairs buyer and seller agree upon.