Who Verifies Repairs After Home Inspection? The Post-Inspection Repair Process Explained
Buying a home is a significant undertaking, and a home inspection is a crucial step in protecting your investment. But what happens after the inspector identifies needed repairs? Who ensures those repairs are actually completed to a satisfactory standard? The answer isn't always straightforward, and it often depends on the specifics of your contract and local regulations. Let's break down the process and address some frequently asked questions.
Who is responsible for paying for repairs?
This depends entirely on the negotiation between the buyer and seller. Many purchase agreements include contingencies where the seller agrees to repair certain items identified in the inspection report. The buyer and seller negotiate which repairs will be made, and the seller usually pays for these repairs. However, the buyer might choose to negotiate a credit toward the purchase price instead of requiring the seller to complete the repairs.
Does the home inspector verify the repairs?
Typically, no. The home inspector's role ends with the initial inspection. They are not typically involved in verifying whether repairs have been correctly completed. Their job is to identify issues, not to act as a project manager or construction supervisor.
Who verifies repairs after home inspection then?
Several parties might play a role in this verification process:
- The Buyer: The buyer is ultimately responsible for ensuring the repairs are satisfactory. They have the right to review the completed repairs before closing. It is highly advisable for the buyer to conduct a final walk-through before closing to check that all agreed-upon repairs have been made.
- A Third-Party Inspector: While uncommon, the buyer might hire another inspector – or a specialized contractor – to independently verify the quality of the repairs. This adds cost but offers greater assurance.
- The Buyer's Real Estate Agent: Your agent can act as a liaison, facilitating communication between you and the seller and potentially observing the completed repairs. However, they are not generally responsible for ensuring the quality of the workmanship.
- The Seller's Contractor: If the seller hires a contractor, the buyer can review the contractor's work and even request a copy of the invoice or receipts for the repairs as added proof of their completion.
What happens if the repairs are not done correctly?
If, after the final walk-through, you find the repairs are inadequate or incomplete, you have several options, dependent on your purchase agreement:
- Renegotiation: You might be able to renegotiate with the seller to address the incomplete or unsatisfactory repairs. This could involve additional financial credits or a renegotiation of the closing date to allow more time for the repairs.
- Withholding Funds: Depending on your contract, you might be able to withhold funds from the closing to cover the cost of having the repairs completed correctly by a different contractor.
- Walking Away: In some cases, significant unrepaired issues or unsatisfactory repair work might allow you to terminate the contract, though this should be discussed with your legal counsel and real estate agent.
How can I ensure the repairs are completed properly?
- Thorough Inspection Report Review: Carefully review the inspection report and discuss concerns with your real estate agent before making any agreement with the seller.
- Detailed Repair List: Ensure the repair list is precise, stating exactly what needs to be repaired and to what standard.
- Professional Contractor Review (Optional): If you have significant concerns, consider hiring a professional to review the repair work independently before closing.
- Documentation: Document everything; keep a copy of the inspection report, repair agreements, and photos of the repairs both before and after completion.
The verification of repairs after a home inspection is largely a collaborative and self-managed process. While no single authority is typically involved, careful planning, clear communication, and proactive engagement from the buyer are crucial for ensuring a successful outcome and a satisfactory purchase. Remember to always consult with your real estate agent and legal counsel for advice tailored to your specific situation.
