Inspect Your Home First
Most Marin property owners have their homes inspected prior to listing them for sale. Pre-sale inspections are important for these reasons:
- Inspection reports alert sellers and buyers to issues that could impact the value of the property. All homes, whether newly constructed or older, will have defects. Some defects are relatively easy to correct while others may raise issues that would discourage buyers from presenting offers.
- Inspection reports streamline the offer and negotiation process and result in more offers and ultimately a higher price. Since buyers see inspection reports before they make offers and offers are submitted “As Is,” an informed buyer is much less likely to ask sellers to correct defects stated in the reports.
- Reports and disclosures assure buyers that there are no expensive surprises.
- With inspections and good planning, sellers can realize the best return on their investments.
Which items should you repair, and which can be left for the new owner to address? Our 30 years’ experience representing buyers and sellers has taught us what to fix and what to leave alone.
Fix It
Buyers won’t want to make an offer on a home if it has one or more of these problems:
- Water penetration of any kind, including a roof leak.
- Significant dry rot.
- Pest infestations, such as termites or beetles.
- Structural damage.
- Safety issues, such as big trees close to the house or internal stairs that are improperly constructed.
- Electrical panels manufactured by Zinsco or Federal Pacific may fail and are considered unsafe. Some insurance companies will not insure homes with these panels.
When You May Not Have a Choice
With the diminished home insurance market in Marin and across the country, many many insurance companies may now require repairs before they will insure the house for your buyers. Here are some items that that either the buyer or seller must correct:
- Replacing an older roof, even though it is not leaking.
- Replacing Zinsco or Federal Pacific electrical panel.
- Replacing knob and tube wire in older homes.
- Replacing galvanized water pipes in older homes.
Neglecting these items may significantly reduce the value of your home.
Leave it Alone
Buyers usually are willing to take on these issues, although the price may be adjusted accordingly:
- Failure of the sewer lateral, the privately owned portion of the sewer pipe that connects your home to the public sewer main. Most municipalities in Marin now require sewer lateral inspections at time of sale and repair or replacement within a few months of the sale. For choice homes that are likely to receive multiple offers, buyers may pay for the repairs. Your agent can advise on this.
- Older appliances that are in working order or easily repaired.
- An older heating/air conditioning system and water heater that are safe and functioning.
Appearance is Everything
While inspections are wise investments for every seller, they don’t address the appearance of a property. A carefully staged home will attract buyers who are willing to overlook structural problems. Here is a good example. We want to help buyers fall in love with your home.