Home Buying in 48185>Question Details

Amy, Home Buyer in Michigan

I am currently waiting for an answer to my offer on an as is short sale home. I will be doing an FHA loan,

Asked by Amy, Michigan Sat Feb 21, 2009

which of course requires the city inspections of the house. Our offer is contingent on the city inspections. It sounds like the bank is close to making a decision but the city inspections still haven't been done. I've asked my agent who is responsible for getting these done and she has yet to answer me (I think because she doesn't know), but she has definitely conveyed that it is not our responsibility. Can anyone help me with who gets city inspections ordered so if the bank makes a decision soon, we can make an informed decision as to whether we still want the house?

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Hi Amy,

Yes, the City of Westland does require a city inspection prior to the closing. Unless specifically negotiated in the purchase agreement, it's the seller's responsibility to schedule and pay for the inspection. You might want to call the City of Westland Building Department at (734) 467-3210 to see if the inspection has been completed. If it has, you can go into their office and review the report. If it hasn't, I'd have your agent call the listing agent to find out when they plan to do it.

Because it's a short sale situation, if there are any issues that need to be addressed from the inspection, the seller may not have the funds to address the issues. Therefore I'd encourage that the inspection be done ASAP so that the bank is aware of any issues that need to be addressed to sell the property.

Best of luck to you & let us know how it goes!
Web Reference: http://MichiganMoves.com
1 vote Thank Flag Link Sun Feb 22, 2009
It's really going to depend, in my opinion.

I have listings that are now in short sale status --
I encouraged the seller to consider ordering an inspection initially to know what they'd need to bring up to code, etc. Yet, many times, those are
1) only good for so long as codes change and are revised
2) banks/agents don't pay or order it in a timely matter (many times they need to be paid up front in person at the building dept)
3) the seller may no longer have the funds to pay for it

Since you're most likely going to nbe responsible for finishing up the items required for occupancy, you may want to get the inspection ordered yourself. It's a small charge but could have a huge impact on your decision to continue as you may decide waiting on the bank to reply if the home needs major updates may not be within your budget, etc.
0 votes Thank Flag Link Wed Feb 25, 2009

Yes, there are many communities in Wayne County that require municipality inspections and a C of O prior to closing. This should most certainly be accounted for in your purchase contract, so your agent should very easily be able to respond to this question. It is usually possible to have the inspection, and have the city agree to the items being addressed after closing, within a certain period of time, and at the buyer's expense.

Revisit the contract to see who is responsible for this. Standard practice for me is to request the Seller handle this.

Keep us posted...

Derek Bauer, Associate Broker / Realtor
Real Estate One
734.678.4745 - direct
Web Reference: http://www.DoorToDreams.com
0 votes Thank Flag Link Sun Feb 22, 2009
I am not sure why you need city inspections of the home unless the home had some issues that the city has tagged it with. FHA reguires a FHA appraisal which is different from a conventional appraisal. Everthing needs to work, 2 year life left on roof, no pealing paint............however this is normally done after you have a agreed apon offer. The bank when excepting the offer "should" give you time to do this this. Every bank is different and every bank will give you a different amount of time in which to conduct all of your inspections. I have had a few banks want the inspections done 1st. for all this to be done all utilities must be on. Some banks will turn on for you and some will have you turn on. You need to know the details from the listing agent. I try to have a home inspection done prior to FHA appraisal, try to avoid paying both bills if my buyer is not going to buy the home based on inspections.
0 votes Thank Flag Link Sun Feb 22, 2009
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