5 Things You Need to Know Before Submitting Your Inspection Addendum

Sep 7

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What’s the purpose of an inspection and it's addendum?

Virginia is a “Buyer Beware” state, meaning you as the buyer of a home are responsible for having the home inspected for defects and requesting information from the sellers. Unlike other states, Virginia does not require that the seller of a home have an inspection before selling their home. It only requires that they disclose any known latent defects, but not that they go hunting for defects to tell you about. Having a home inspection allows you as the buyer to have a licensed professional come review the home and find anything that is wrong with it, and I mean anything. A good inspector will point out anything from a broken switch plate to mold in the crawl space.

What can you ask the seller to fix in the inspection addendum?

You can ask for defects in the home to be rectified. That said, it’s the inspector’s job to point things out, but everything they point out is not something you need to ask to be fixed and isn’t necessarily a detrimental defect. They are simply informing you of things you may want to look into further. Inspectors will also tell you they are not experts in all areas of your home (like HVAC, electrical, or plumbing) and they will likely recommend you call an expert in those areas to review certain items if they see a potential risk or issue.

What is unreasonable to request in the inspection addendum?

I always want you to get a home in the best condition possible. The “best condition possible” is all dependent on the circumstances under which the home is purchased. What is reasonable vs. unreasonable to ask for from a seller is dependent on your contract terms and the purchase price. When looking at your list from the inspector I suggest picking big ticket items to request and leaving smaller items, like broken switch plates, up to you or a handyman to repair after you move in. The other thing to keep in mind is just because the appliances or systems are older in the home (what inspectors sometimes reference as “nearing their average life expectancy”) does not mean you can ask for them to be replaced. If a system or appliance is currently functioning it is a hard sell to try to get the seller to replace it.

What’s the cost to the buyer?

Because Virginia is a Buyer Beware state the cost of the inspection is on you, the buyer. The average cost for an inspection is between $300 and $500, depending on the square footage of the home.