You won't need the stove for the inspection but you will for the appraisal. You need a cooking surface for the home to be considered inhabitable. I do quite a few short sales mostly on the seller side but a fair amount of the buyer side and I am fairly close to your location. If I can answer any more questions, please feel free to contact me.
I will never advise a buyer purchase a home without an inspection if they are financing usually they don't have the cash to pay for repairs.
If someone is a licensed building contractor or other professional in that field and can repair items themselves there is a waiver form I ask them to sign if they do not get an home inspection. This would only be for cash buyers that have the means to do repairs themselves. "CJ"
Absolutely on an inspection! This is some of the best money that you will ever spend and you want to make sure that the inspector is qualified, takes photos , emails and has a great response time for your inspection contingency timelines. As for the utilities, there likely is not money for the Seller to have the utilities turned on, you can call the utility companies and let them know what your intent is, on getting an inspection and they usually will turn them on for a small fee, to conduct your inspection. When the water in turned off sometimes that will ruin the hot water tank, if not done properly , you will want to check the furnace and possibly invest in a good Home Warranty that will cover pre-existing conditions . For example: AHS has a good home warranty, for that . ( I usually purchase one for my Buyers as a gift. ) You are not only buying a home, you are making an investment and you should always know what you are getting into. There very well would be a need for a stove in the home, depending on your financing. Most of the time the lender will want one there and the appraiser may call for it. ( Depending on the type of financing ) There are also FHA programs that will allow for repairs like the 203k , that might be an option as well. I hope that this helps to answer your questions. Best to you ! Natalee Thurston
As a clarification, the listing agent owes fairness to the buyer, no matter whether the seller OR the bank is calling the shots. On a short sale, the bank is the one approving the costs involved. On something so basic, the listing agent should absolutely make sure the utilities needed for a home inspection are turned on.
Associate Broker, ABR, GRI,CRS,CRB
Just to be clear.... Jean, the agent that responded mentioned that the listing agent on your short sale may be protecting the seller (BANK). Many agents are unclear on this. In a SHORT SALE, the seller is the homeowner. The bank has not foreclosed on the house yet. Therefore the seller is the homeowner. NOT the bank. Now, an REO porperty, is Real Estate Owned by the BANK. and they would be the seller.
Many agents are confused on this. The house you are purchasing is a short sale, per your description. The bank is approving the short sale because the homeowner owes them more than what they are selling it for. If the homeowner doesn't want to sell he doesn't have to and then the bank may foreclose on the property and the property becomes an REO property.
Yes, you most certainly should get a home inspection, to be sure you know what you're buying. The listing agent should be responsible for turning on the electricity and water. Sometimes listing agents go overboard in protecting their "seller" (the bank) from their responsibilities. You need to be firm with your Realtor, and seek advise from his broker if you're not satisfied.
Also, there is no reason the appraiser would ask for a stove to be there at the time of his inspection. That is personal property. Even if, for some mysterious reason he requires it to be in by closing, you can always have it delivered at the time you sign closing papers.
Associate Broker, ABR, GRI, CRS, CRB
As far as the stove in the home I agree with what all the others have said if we are talking about FHA and VA loans. But, again, that doesn't need to be done until after you receive bank approval and the sale is moving forward to closing. Good luck on your purchase
I'm also an Agent in Marysville. I work just about all short sales. Yes, do the inspection. Just because it is a short sale does not mean it is a dump or that there are problems with the house. I short sale homes that are in top condition too. It is always a good idea to do a inspection. turning on the water and power is very inexpensive for the day. The inspector can give you really good information on how to take care of your new home as well as a multitude of other good iinformation. Buying a home is a big investment and the more you know before you buy the better. Ever buy a dress, didn't try it on first and found out it didin't fit? ! :) Knowledge is power.
As far as the stove. It sounds like you are going either VA or FHA on your purchase. The home does need to have a cooking surface in it. However, you don't need to run out and buy one today. After all the short sale hasn't been approved yet right? Is there a non working stove in it right now? There are ways around this obstacle.
Congrats on the house and good luck!
Most likely, you'll be satsified with the inspection and buy the home. The inspection will give you peace of mind, though. It's like an insurance policy, it's not fun to pay for it, but it protects you from larger losses.
Check your contract and with your agent to make sure you have the option to cancel the deal if an inspection turns up something you do not care for. If you have that option I would most certainly recommend an inspection. Having utilities available is necessary to perform a complete inspection. Without the utilities there are just way too many unknowns and potential problems that can easily be missed. Have you checked on the cost of having utilities turned on and whether it can be performed during your option period in enough time to get it inspected?
If your contract does not have an inspection contingency in it then you may be forced to continue with the purchase whether an inspection is performed or not. In this case it may still be well worth having an inspection performed in the event the inspection uncovers something that was intentionally left off of any disclosure provided to you.
Have you pulled an insurance CLUE and/or A+ report on the home to see if there were any insurance claims on it in the last 5 years that may not have been repaired?
Emmanuel J. Scanlan
PS Inspection & Property Services LLC
TREC License # 7593
International Code Council, Residential Combination Inspector #5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Certified Level I Thermographer (ASNT-TC1A Standards)
Texas Residential Construction Commission, Third Party Warranty Inspector #1593
Texas Residential Construction Commission, Inspector, County Inspection Program
Texas Department Of Insurance, VIP Inspector # 08507061016
Hayman Residential Engineering Services, Field Technician
CMC Energy - Certified Energy Auditor
Knowledge is power, but sharing knowledge brings peace!!