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Are you interested in submitting an offer but on the fence about whether to make certain requests of the seller?

Showpiece, 10+, move-in-ready, mint condition – these phrases are “listing speak” to describe a home that’s in excellent shape. The truth is, not every home will be a 10+, but the trick to coming out ahead lies in knowing what items to tackle yourself, what to ask the seller to repair, and when to haggle on the purchase price. A seller will only go so far to accommodate your requests – and who says repaired finishes will meet your expectations and tastes anyway?

Seek the assistance of a trusted home inspector whose eye is trained to find any concerns and will be able to discern major issues from minor ones. Be sure you are working with a Realtor® who knows when to hold ’em, fold ’em, and when to walk away; knowing what requests to make to the seller to repair, how to request it, and when to just let it go is critical.

Here are 10 repair requests that shouldn’t be deal-breakers when buying a home.

#1 Cosmetics

There are so many finishes to a home that may not be exactly to your tastes. Flooring, paint and wood stains can be changed or fixed if it’s looking worn. You can ask the seller to leave any spare paint or flooring pieces, but don’t waste time asking the seller to fix these things. Wait until you take possession, then tackle these repairs on your own. You may decide that your style better suits a different wall colour or type of flooring and change it anyway.

#2 Cheap Fixes

If the repair will cost under $100, it’s best to not even mention it to the seller. Requesting a petty repair may irritate the seller and jeopardize their willingness to perform other repairs that do require attention. When budgeting for a home purchase, be sure to leave yourself a cushion of finances for repairs and any unexpected items that may come up. In the long run of mortgaging thousands of dollars, a few hundred on minor fixes is a drop in the bucket.

#3 Foggy Panes

It’s a common problem to have faulty window seals. Keep an eye out for foggy or misty windows when you are first viewing a home. Replacing seals is one of those minor fixes you should address yourself later. If there are quite a few windows that need extensive repair or replacing, then take this into consideration when making your offer. A good Realtor® will be able to justify and discuss these concerns when presenting your offer to the seller.

#4 Dream Renos

When looking at a home, many people dream of the renovations they can perform to make a space their own. Moving cabinetry, replacing bathroom fixtures…the possibilities are endless. But these are not “repairs” that a seller should be making. Sure they might be outdated or in need of repair, but these are usually factors that are considered in the listing price or negotiable between buyer and seller.

#5 Basement Floor Cracks

Cement foundation flooring is going to crack over time as a home settles. These cracks are generally nothing to be concerned about and should be omitted from any repair requests. However, if the crack is significant, it could allow water to seep in or be the result of other major structural concerns. The same goes for cracks in the walls; these are a different story and should be addressed with your home inspection. When in doubt, check with a home inspector.

#6 Loose Fixtures

Door knobs, cabinet handles, switch and outlet plates…over time, daily wear and tear on a house mean some things will naturally become loose and wobbly or just out of date. Tightening screws or nuts and bolts here and there is a task you can do yourself after possession. Just like paint, you may even want to change up some of the fixtures to suit your own style so it would be pointless to ask a seller to make these fixes.

#7 Flood vs Leak

A home inspector is well trained in detecting the severity of water damage. If the leak is significant, like flooding from an all-winter ice dam, a repair can be requested; but if it’s minor residual damage from a one-time toilet or shower overflow, then don’t bother asking for a repair. Minor water stains can be bleached or painted over without the drywall needing to be replaced.

#8 Silent Switches

You may come across an electrical switch or outlet that doesn’t seem to do anything. This isn’t a cause to panic. More likely than not, a wire is just loose somewhere. If there was a major electrical problem, you can probably tell by the way the rest of the home’s switches and outlets work. Your home inspector will know if there’s a bigger problem at stake.

#9 Bonus Buildings

Outside buildings are often not maintained to the same extent as the main house. Wooden structures like a shed can rot and garages are prone to gashes, gouges and dirt and stains. Don’t expect these areas to look perfect and don’t expect the seller to fix these to your liking. Your focus should be on the house.

#10 Gardens and Greens

So you wanted a rose garden instead of hostas. Gardens and landscaping are a personal preference, so expect to tackle these areas once you’ve moved in. Just like with renovations, the seller is not responsible for changing the landscaping to suit your taste.

So what CAN you request a repair of? Well, anything that affects the livability of the home. Home inspections are intended to find major structural or mechanical defects. This includes:

• Structural foundation concerns
• Damaged roof
• Major water problems or faulty drainage
• Electrical wiring defects
• HVAC
• Plumbing, well water or septic tank issues
• Asbestos or lead paint
• Unwanted pests or wood-destroying insects

Keep your focus on the major concerns. Focus on building a good rapport with the seller and avoid frustrating them with unnecessary requests. If you’re not careful, you run the risk of being stuck with quick-and-dirty patch-up jobs on repairs a seller does make, or your offer may be walking a fine line to being declined. So pick your battles wisely!

The Faris Team has a vetted list of preferred vendors so we can confidently recommend home inspectors, repair people and other professionals that we know and trust to our clients; be sure to inquire about this when interviewing Realtors®.

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