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I am first time seller currently having trouble agreeing to some requested repairs. Would appreciate some insight.
These are the requests
1. Replace hot water heater - 10 year old electric water heater, had a little black soot above TPR valve which I called three plumbers about and no one knew the cause, but water heater is fully functional, no signs of failure, rust, leakage, temp issues.
2. fix/paint ceiling, document cause for leak - old 1x4 foot stain on ceiling. entire roof had been replaced after the stain (buyer is aware). this is a dry stain with no active leak for the last 7 years. from my perspective, cosmetic.
3. provide copy of hvac service records, service hvac unit if not done in 6 months - HVAC completely functional, no issues during inspection
4. repair and paint bathroom ceiling - inspection says mold/water dmg, but referring to an area (1 inch diameter circle) where i used a bathroom rod that peeled a little of the paint off. no obvious mold that I can see
I did not want to make any of the requested repairs or paint because everything is fully functional, it isn't a new unit, and there are no active leaks or mold issues. Can someone please offer their opinion? Am I being unreasonable not agreeing to make repairs that I feel are unnecessary? I was under the belief that reasonable issues for me to fix are the major ones (structural, mold, active leaks, etc), something along the lines of this:
[url]https://www.maxrealestateexposure.com/home-inspection-repair-requests/[/url]
EDIT: I'll have to make the paint touchups as part of the sale, I'm okay with it. Main issue is the water heater and HVAC servicing.
This is in the northeast. I do not absolutely have to sell, but I am moving cross country and would have to rent it if I do not. It is a direct sale, no commission, the buyer wants to immediately rent the unit (he owns all the other units in the bldg). I realized that in the agreement there is a clause "all paints and holes patched/cleaned", so I don't think I can get out of that one. I am okay with that, should be perhaps $200 to patch it.
My biggest issue is the water heater, which would cost me around $1k to replace, with the argument that it is past its life cycle (6 year warranty, now at 10 years). The HVAC they want to be serviced or offer them $350. They are telling me both are common and what they would have recommended to any buyer. I should mention the buyer owns the other units in this small building, and so more experienced and with his team handling all of the paperwork.
I have already explained everything to them. Their response is they want to water heater replaced and the hvac serviced. I am okay doing the painting and touching up as i've already agreed to it (stupid me).
You didn't advertise the house as having a new water heater. They are buying a used house with used systems and fixtures. They knew that. Sounds like the stains were plainly visible when they viewed the house. They made their offer with full knowledge of the stains. I wouldn't do any of the requests but I might offer a small dollar amount in lieu of repairs just so they can feel like they got something. I've seen people walk away from a deal over nothing but pride.
I agree with the other posters...you shouldn't have to replace something that is functioning just b/c it's old. Maybe have the HVAC serviced but that's all I would do.
Are you in a booming part of the Northeast? Or are you in the middle of nowhere?
I'm in Southern Maine, a sellers market. I routinely have gotten multiple offers within 48 hrs, often closing above asking price. With a list like that, I'd tell someone their problem or move onto the next person.
You're selling to the guy in the building without really exploring the value of your property? Are you sure you're getting fair market value for the unit to even begin with?
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