Keller Williams Realty
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Roof and furnace problems are very common, and shouldn't be a deal breaker if you are willing to address them.
It probably would be helpful if you did some due dilligence, and had an idea of what the "fixes" are for the problems that were diagnosed.
Since we dont know what the other "issues" might be, it's difficult to give more specific advice.
If you DO have an agent, then he or she should be on top of this, and our advice should be irrelevant.
You can start by simply asking the buyers what it is they want that would make them comfortable and stay in the deal.
What you are reporting is exactly the purpose of the inspection....to find out what problems or defects may exist that the homeowner and agent(s) may not be aware of. Most sales should not be lost over something that needs fixing. There is never a "perfect" house. It is more an issue of what the buyer is willing to accept and what the seller is willing to correct or pay for. It sounds like you and the buyer do not have agent representation, which I strongly suggest you get asap. Agents deal with these issues everyday and can usually work them out to the point that all parties are satisfied and keep the sale together at the same time. I don't know what the issues are, but roof and furnace are two of the larger items when repairs are needed. If you have an agent, talk to them about how this should be handled. I don't know that you want to write a letter to the buyers yourself. If you don't have an agent and if you are not willing to starting working with an agent, then I would discuss this with your attorney.
All this being said, you would normally have three choices in this situation: correct the issues to the buyer's satisfaction; get estimates for the repairs (one from each of you) and agree on a repair price and then offer the buyer a credit at closing; and lastly, renegotiate the already agreed upon price to reflect the repairs.
Good luck and I hope you get to the closing table.
Licensed Real Estate Salesperson NYS
Margot Bennett, Inc.
What were the issues with these items? Age? Leaking? Not operating?
Very often the Inspector will give some indication as to what should be done or what can be done. Often the roof may be good but old. The furnace MIG be in need of repair and not replacement. These issues are not necessarily deal killers.
I'm guessing that the buyer might sense your "urgency" in wanting to sell due to your personal situation and may be using the Inspectors comments to leverage their position.
Can you give us some details? ANYTHING can be negotiated...
Although all of us on trulia voices would love to be able to assist: the best advice is to hire a realtor now
Keller Williams Realty
It is very unfortunate you have encountered these issues in an already very stressful situation. These complications are not uncommon in real estate transactions. Throughout this process your agent has been gathering information helpful in revealing the buyers position. Your agent was present during the showings and has engaged in conversation with the buyers agent and the buyer. Your agent also knows great detail regarding homes that are directly competing with your home. This data is crucial when dealing with a 'skiddish' buyer. If your home is truly unique, that is in your favor when tied to the motivation factors observed.
As you already know, you will need to correct the roof and furnace if they relate to safety or active leaks or residual water damage.. These issues will resurface with the next buyer and the one after that, iif left unresolved
You would be well advised to prepare your Plan B should this buyer not find common ground to go forward.
Be aware, if these issues are significant, the lender may require the repair before closing. Offering to reduce price or prepay for the repairs may not be options at all. It is a shame you are not able to determine this until AFTER you and the buyer reach an agreement, if any.
I would however, communicate to the buyer that the roof and furnace issues are going to be corrected. You would welcome their participation in selecting roofing material or other aesthetic elements. Depending on the extent of furnace failure...they can be allowed the option of choosing a higher energy efficiency model.
Before doing so, make sure the path chosen has a defined conclusion. Lacking this you may find yourself footing the bill for ancillary testing that adds no value and the buyer gets happy feet anyway.
As others have advised, consult the professionals representing you and follow the advise most beneficial to you.
'And there are other issues' is an important add on to your comments.
I wish you the greatest success in getting your home sold.