PART 5b — The Home Inspection and Appraisal

You have accepted an offer. Congratulations. Now comes a part of the process that many sellers find stressful, but does not have to be if you know what to expect.

The Home Inspection

The buyer will schedule a professional home inspector to go through your home, typically within the first week or two after the contract is signed. This is standard and expected. Try not to take it personally.  You might want to check when you change your air filter last, no burnt out lightbulds, smoke detector's batteries are good.....

The inspector's job is to find things. They will find things. Even in the most well maintained homes. After the inspection the buyer may submit an addendum requesting repairs. Take a breath and look at each item individually. Some requests sound overwhelming on paper but turn out to be a small and inexpensive fix.

How to Think Through Each Request

Is it heating, cooling, electrical, or plumbing? As a seller you are generally responsible for making sure these major systems are in working order. These are not negotiable items. Address them.

Is it cosmetic? Cosmetic items, a scratch on a door, worn carpet, dated fixtures, are typically not the seller's responsibility to repair. Know the difference and hold firm when appropriate.

Is it a health or safety issue? If something is flagged as a health or safety concern, ask yourself honestly whether the appraiser is likely to flag the same thing. If the answer is yes, it is almost always better to fix it before the appraisal rather than face it twice.

Does it feel reasonable? Step back and ask yourself honestly. If you were the buyer, would you make this same request? That question alone can cut through a lot of emotion.

And remember this. When this transaction closes, you will be the buyer on your next home. The perspective you bring to this negotiation today is the same one you will want on the other side of the table tomorrow.

Always Review Your Purchase Agreement

Your purchase agreement typically spells out exactly what is expected concerning home inspection repairs. Read it. Know what you agreed to before you ever get to the inspection phase. Your REALTOR should walk you through those terms at the time of contract so there are no surprises when the addendum arrives.

Keep the Lines of Communication Open

Remember, the buyer always has the right to walk away if the inspection does not come back to their satisfaction. So if the repair request list feels overwhelming, do not immediately dig in and fight every item. Instead ask the question that actually moves things forward. What is really important to the buyer?

Sometimes a buyer has one or two genuine concerns buried inside a long list. When you identify what truly matters to them and address those items thoughtfully, everything else often falls away. A reasonable seller and a reasonable buyer can almost always find common ground. The goal for everyone is the same, getting to the closing table.

The Appraisal

If the buyer is financing the purchase, their lender will order an appraisal. An independent licensed appraiser will visit your home and determine its market value based on comparable sales in your area. It is the buyers and the appraiser who ultimately determine the price of your home. Not the listing agent, and not you.

What If It Does Not Appraise?

If the appraisal comes in below the agreed sales price, do not panic. This is not the end. It is a negotiation point. Your options typically include the buyer making up the difference in cash, you reducing the price to the appraised value, or meeting somewhere in the middle. Your REALTOR will guide you through every option.

Paula Messer, CRS | Associate Broker | iXL Real Estate 251-510-6665 | paula@paulamesser.com Serving Mobile, Baldwin County, and the entire Gulf Coast