The real estate market in the Seattle area is still uber competitive. This means sellers often have the majority of the power to pick and choose the offer that suits them best. As a buyer, you can seriously sabotage your offer by making silly maintenance and repair requests.
Rather than request everything – it’s better to be strategic about it. Focus on high-value items that will cost you a pretty penny to repair such as the roof, electrical work, plumbing miss-haps, and the HVAC system.
Paint – Don’t like the color of the walls in the master bedroom? Want a blue fence rather than a white fence? Paint and the labor associated with applying it are a relatively small expense. Wait to do these updates yourself. Not only is it a headache the seller probably won’t be willing to endure – it’s one that could be insulting and off-putting.
Termites – If the house has termites, don’t ask for them to be eradicated. Simply walk away. Termites are darn near impossible to get ride of. They can cause irreparable damage to a home. And, they can put your mortgage at risk. There are other homes on the market. Keep shopping.
Water Damage Spots – Signs of previous water damage, such as a spot on the ceiling, should be taken seriously. However, a spot could also be the final remnants of a repair. You’ll want to talk closely with your home inspector who can determine if it’s a chronic issue or a resolved one. If the issue has been resolved and the spot is merely cosmetic, it’s better to wait and touch it up after you’ve closed on the house.
Loose Railings or Porch Boards – Does the deck need some work? Depending on your lender, it might need to be repaired prior to closing. However, if it doesn’t, you might be better waiting to repair it until after you’ve closed. A loose railing is something you can live with (at least for awhile). Asking to have it repaired could be the difference between a seller accepting or passing on your offer.
Bonus Tips
1- If You Plan to Remodel Immediately – Don’t Request Repairs
While there is no magic length to how long (or short) your repair list should be, the rule of thumb is – the longer, the less likely a seller is to accept your offer. If you plan to renovate a room, or the whole home, skip any cosmetic repair requests in that area.
2 – Rather Than Repair Requests – Consider Asking For Monetary Compensation
If you make a repair request, the seller pays for the updates. This means they select the contractor. To give yourself more control over your soon-to-be home, ask for credit towards the damages. You can then use this money to select the contractor or do the updates yourself.
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