Well, they don't have to put any work into it, but they're going to have to take the financial hit if that's the route they want to go.

I've personally had FIVE home purchases fall through because of septic issues (ie - septic failed and Seller didn't want to credit or replace). Septics in Bucks can range from $25-30K or more, plus the hassle of dealing with the perk tests, EPA, etc. In my opinion, that's just too big of a nut to say, "Ok, we'll eat it." Usually, you don't have THAT big of a chunk of liquid cash after a purchase.

We had to walk away, and my heart was broken on many occassions. Finances always have to supersede emotion when we're talking about this kind of money.

Run do not walk away from this seller.

or

You could reduce your offer price by the full amount of a completely new and installed septic system.

Either way you are the driver!

septic inspections are usually done by an inspector picked by the buyer..."With the sellers permission"...I think thats the issue, the seller does not want the inspection performed...Correct ?? If ms in kintnersville is able to respond..

Septic inspections are done by the buyer...

There are many tactics..You have to find out what is the concern and offer a solution.If they are truly motivated someone has to act as a middleperson...Do you have a realtor ? Do you have an attorney ?? Do they have an attorney helping with the estate ?? Any of these should be able to find a solution....If not contact me I will tell you what to do over the phone for FREE...john

Dale's absolutely right. You're dealing with an unmotivated seller, not a motivated one. And his advice about discounting the price of the house to pay for a new septic system, if one is required, is good.

I'd suggest a slightly different strategy than Dale's, though. In many estate sales, the survivors/trustees don't want to put any more money into the property. They want to sell it "as is." Now, sometimes they may be aware of specific problems. Often, they're not, but they just don't want the time, expense, and hassle to fix things up, repaint, recarpet, update the bathrooms, etc. They're willing to sell, but that's it.

So, get the comps on the property. Find out what it's worth. If the comps don't fully reflect the condition of the specific property, adjust accordingly. Subtract for the risk of any big-ticket items like the septic system. Then subtract a bit more for any hidden problems. Certainly get a home inspection on the property.

One other point: Many estate sale properties were owned free and clear; there's no mortgage on them. They've been paid off. Many others have relatively low mortgage balances.

Then make the offer. Oh, and don't worry about "insulting" the owners. The offer/purchase has to work for you, now and into the future. If they accept your offer, fine. If not, move on. (Or counter if you like, but don't sweat the small stuff.)

Good luck.

That is not a motivated seller. A motivated seller will practically jump through flaming hoops to get their home sold. What you have is an unmotivated seller with dollar signs in their eyes. They may not have a pressing need to sell or don't understand the true value of the property they have in their possession. Unfortunatly, in my experience, the only thing that turns a greedy seller into a motivated one is time on the market.

Sometimes in negotiation the best tactic, which is the "hail-mary" is to walk away from the deal. Doing that will answer your questions as to how motivated the seller is. Just make your best offer and be prepared to walk away from the deal and find something better. They will either concede your demand or hold out for another buyer.

I would waive the septic inspection only if you are buying the property at enough of a discount to cover the replacement of the septic system...otherwise you are taking a huge gamble.

Note: I am not a licensed real estate agent so my advice is only a reflection of how I would handle the situation for myself.

-Dale Archdekin