Inspection Results (Updated)

Well, my agent sent me a list of items the Buyer wants repaired from the inspection list. I'm actually quite surprised that she only wants 6-of-the-12 items repaired. The items I'm on the hook for are:

Transfer remainder of builder's 10yr structural warranty ot Buyer Actually, since this was a HUD foreclosure, I never received a warranty (HUD sells them "as is" with no warrantly). I told my agent this and she said to just make a note of it and that I couldn't meet this demand.

I received an email late last night from my agent, which included a forwarded email to her by the Buyer's agent. The Buyer's agent said that the builder should still honor the 10yr warranty and that they "should provide you w/ paper work to give Buyer at closing." I'll just let my agent handle it as it sounds like something in for her to follow-up on.

Hole in drywall in garage Yeah, I never repaired it because it was in the garage, plus it was only the size of a baseball. But, I guess, it will be a minor fix.

I fixed this. I'm becoming pretty skilled when it comes to drywall repairs. :-/

Garage overhead door not properly adjusted Huh? I opened this door a hundred times with no problems, and, since the item gave no clue as to how it should be addjusted, I'm just going to credit the Buyer's $25.

Included in the email I got from the Buyer's agent, he explained (in his words) what the problem was and suggested a professional fix it. I just put the following in my faxed response: "Garage door currently operatres without any problems, and since no adjustment criteria was given, the item will not be fixed, however, Sellers will credit Buyer $25.00 at closing." I'm not going to try to hunt down someone who will go out and fix it when I don't believe it to be a problem. If they want to then they can use the $25 to do it.

Front bedroom door does not close I completely forgot about this. I installed new interior doors in almost the whole house. I had to trim most of them as they rubbed on the carpet, but totally forgot about this one.

It took me a few minutes, but I got this problem fixed, too, and it wasn't what I thought it was. I was thinking I had to trim the bottom because it was rubbing, but that was an entirely different door. This door actually would move, but hit the door frame when you tried to completely shut it. I just unscrewed the top and middle bracked, tapped the door frame in a little with a hammer in the bracket slots, resrewed the brackets, and all was fixed.

In main electical panel box, the neutral bus bar bonding screw is the wrong type and not labeled I'll just credit the buyer some money for this as it seems too petty to have a licensed electrician come out and install another screw. If the Buyer doesn't like my offer, I'll fix it (with some concessions, of course).

Instead of looking up an electrician to go out and do something so minor, I just responded with the following: "Item will not be fixed, however, Sellers will credit Buyer $50.00 at closing." It may bery well be something a licensed electrician could do for $10, but I don't have the time to call different ones, get estimates, etc.

HVAC system needs serviced and checked by licensed technician This is the only thing I'm going to have someone else repair. I called a couple of professional companies, but they claim they can't give me an estimate until they go out there. Huh??? Of course, they charge a fee just to go out there, too. My agent gave me a number to a person her broker knows real well, so I gave him a call, but had to leave a VM.

Got a return call from my agent's HVAC rguy when I was at the house, and explained to him the issue. He said he's booked, but could probably come out on Friday to do the work. He estimates $40-$50 to service and check the system, but if it needs anything it will be extra. I thought that was a good price, considering the other company I called wanted $58 just for a trip charge. I still have to call him and tell him about the two bulleted items as I didn't have the sheet in front of me at the time.

Food disposal in kitchen sink is jammed I've never turned it on, so I don't know the extent of the repairs. I had one once where a dime was lodged in-between the shredders, and I hope it's a small item like this. If the whole unit needs replaced, I may be looking at shelling out some money - especially if it requires a professional plumber to do.

This took about 2 seconds to fix. I just stuck a broom handle in the disposal to unlodge the jam and it's working perfectly now.

The other six items included some minor and a couple of major items, I thought, so I guess I should count myself lucky she didn't want EVERYTHING repaired. For example, almost all windows are missing screens and all the several windows show signs of condensation buildup. I'd hate to have to replace any windows.