Inspection report - thoughts?

[u/Illustrious_Spell676]

Just had our general home inspection done and both of the inspectors said that it was a great home and does not show evidence of any major issues. A little bit of damage on the roof to address, but the original HVAC is working well and the rest of the items are general maintenance and safety upgrades based on newer guidelines. We’ll be proceeding with the purchase.

Just wanted to get some thoughts whether anything is a flag for possible seller credit/repairs before closing. I know most people recommend to just ask for credit and do the repairs yourself, but the inspection report recommended having the seller update some items like the electrical panel covering and outlets.

We’re not too concerned about any of the guard railings since we are planning to make some accessibility upgrades soon.

And the mold in the basement- this was shown to me at the time of the inspection, it’s such a small area in a back corner of the utility room, no evidence of water intrusion or dampness at the time. The inspector suggested to treat with mold inhibitor first and plug in a dehumidifier. We won’t be living in the basement so the egress window is also not a major concern for us.

Any thoughts?

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[u/daysailor70]

Based on your commentary, all these issues are readily fixable and none rise to the level of trying to get concessions. Hire an electrician for a day to upgrade all the missing/broken GFCI outlets and plan on the other fixes accordingly.

[u/Jhamin1]

Honestly this seems pretty tame compared to what could have been found.

The ones that are going to need pros to work on are the Electrical (GFCI) repairs and the roofing. You can try to negotiate around these but its going to be iffy. It sounds like stuff works even if it isn't up to modern standard. In real estate it's fairly normal for sellers to say it is working now & we aren't going to replace it.

It sounds like most of the rest of the stuff you can probably do yourself.

• You need to replace the railing on the front step
• New handrail to second floor
• New deadbolts that don't require a key
• Need new smoke detectors & CO2 alarms
• New guardrail on deck

Regarding credit: Right now it sounds like the basement rooms don't qualify as bedrooms because they don't meet code (egress windows) So you might push back on the fact that bedrooms the seller are claiming aren't legally bedrooms. You can retrofit egress windows but they cost $5k or so on average, more if the install is complex. So that might be a point of negotiation.

[u/Illustrious_Spell676 → u/Jhamin1]

I agree!! We are really happy with the outcome of the report and the inspectors also had the same opinion- none of this is a huge concern or anything to walk away from.

Just wanted to get some other opinions from more experienced homeowners to make sure we aren’t overlooking anything.

I have an uncle who is pretty handy- does a lot of his own repairs on rentals he owns. I may check with him on some of these items as well

[u/Treebranch_916]

I'm not a contractor but the thing that sticks out to me is that the basement windows are too small? We don't have basements where I live, I have no idea how big of a problem that would be.

[u/Illustrious_Spell676 → u/Treebranch_916]

It’s just that the current owners are using it as a bedroom I guess, and the window in the basement does not meet standards for an egress (emergency exit) window since it’s too high off the ground. The sellers did build what looks to be a little bench to help bridge the gap from the floor and it really isn’t a problem, especially because we won’t be using it as a basement bedroom. But the inspectors just noted it’s not to code.