Foreclosure in 48195>Question Details

Nancy, Home Buyer in Southgate, MI

what can i get the bank to fix in a forclosure purchase?

Asked by Nancy, Southgate, MI Sun Feb 1, 2009

there are numerous problems found in a house i would like to purchase that is a forclosure. The eletrical needs overhaul, windows are all moldy, furnace is not working. what can i expect from the bank? what will they pay to fix, and can i go back to the bargaining table.

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In addition, I've found many banks unwilling locally to do FHA rehab loans.

You're going to be (in most cases) hard pressed to have the bank do anything.

An exception I have had recently on a bank owned where the winterizing company damaged the home during the de-winterization for the inspection. They didn't winterize it properly to begin, and when they turned the water on, we had leaks.

We went to the inspection, saw the leaks/damage and I called the agent who contacted the asset manager. My client is now having the plumbing replaced in the entire home and also a new water heater as well.

Yet, if these items are there initially you may not have much luck.

As far as other comments on here with the FHA rehab -- not all homes qualify. Additionally, many bank owned homes choose to not work with FHA loans for they know they will not pass FHA standards and are Cash or Conventional mortgage qualifying only.
0 votes Thank Flag Link Wed Feb 25, 2009
Hi Nancy

I am a Real Estate Broker in your Area . Did you call a Real Estate Broker Yet.

What did you put in your P. A

Again Talk to A Real Estate Broker
0 votes Thank Flag Link Sun Feb 15, 2009
Foreclosures: What Are They?
Foreclosure occurs when a bank repossesses a property because the owner fails to pay the mortgage. Foreclosure is not a quick process, however. Usually, foreclosure occurs when the homeowner, or borrower, misses several payments. This is called a default and starts the foreclosure process. Banks and homeowners have several options when faced with foreclosure. The home can be sold in a pre-foreclosure sale or short sale, can go to auction, or can be taken over by the financial institution and become a bank owned property (REO).

How Do Foreclosure Sales Work?
Pre-Foreclosure Sales
In a pre-foreclosure sale, a property may be bought from the homeowner of the financial institution holding the mortgage prior to the start of the foreclosure process. Generally, the seller is relieved of financial liability and the buyer is able to obtain a house at or below market value.

Short Sale
A short sale occurs when the homeowner receives an offer to buy his or her home for less than the amount owed on the mortgage, and the financial institution holding the loan accepts less than the full payoff. If the payoff on a mortgage is $150,000 and the home is sold for $140,000, the bank may accept the amount as a full payoff even though it is short, hence a short sale.

Some banks may place a foreclosed property into an auction to try and regain the lost amount on the defaulted property. The price for an auctioned house may begin at the outstanding amount of the mortgage, and any buyer of an auctioned property will often have to take possession of the property in an "as is" state.

REO (Bank Owned Property)
If the auction fails to attract any bids, the property may be assumed by the bank and become an REO property. If this happens, the bank will list the REO property with a brokerage, like, REALTORS®, and attempt to sell the bank owned property as a normal real estate transaction. However, the bank may be willing to simple recoup the loss on the foreclosed loan.

How Can Buyers Benefit?
Buyers can obviously benefit from buying foreclosures at deep discounts off market value. Buyers may also look at foreclosed properties as investment opportunities. Buying a foreclosed property often means the buyer must be able to pay with cash and it is important that the buyer understand the local laws surrounding foreclosures and REOs.

No work is to be done to ANY HUD property prior to the close of the transaction. An accepted bid is NOT a transfer of ownership. Purchasers do not own the home until it is recorded in their name. Purchasers may not use the home for storage of personal items or occupy the premises under any circumstances. Occupying or working on a HUD home prior to the close will be treated as trespassing. Failure to abide by this policy can result in the cancellation of the sale transaction, forfeiture of the earnest money deposit and may also involve suspension of bidding privileges for the selling agent and brokerage firm.
0 votes Thank Flag Link Sat Feb 14, 2009


0 votes Thank Flag Link Sat Feb 14, 2009
One way to deal with all those "problems" is to get an FHA 203 loan. This loan is tailored for homes "needing' repairs and can actually be more than the purchase price. The "extra" money goes for the repairs.
0 votes Thank Flag Link Mon Feb 2, 2009
Robin's answer was right on...................."sold as is" seller beware. However it does not hurt to ask and maybe you can ask to escrow some repair money..............ask all they can say is no. However if they say no and you still want the home........make sure you can afford the is like buying a shirt on sale..........great deal, but once you get home and don't really like it, not so good of a deal.
0 votes Thank Flag Link Mon Feb 2, 2009
Every bank is different, but in my experience I have found that banks will only fix what would be necessary to sell it to the next buyer. For example, there was a home where the water main was broken between the house and the street. That is not the responsibility of the water company because it is on private property. My buyer couldn't even complete inspections because the water couldn't be turned on to the house. The bank immediately fixed this because without making that repair they would end up with buyers who just backed out because they couldn't do inspections.

Unfortunately, the items that you mentioned are probably not going to be items that the bank would fix. However, it is ALWAYS worth your time to request the repairs you want because the worst thing that can happen is you get a "No" answer and can then decide whether to move forward with your purchase or back out. Check your contract and the bank addendum that you signed to make sure that these are indeed your options. My answer here is based on what I see with typical bank agreements to sell foreclosed homes.

Good luck!
0 votes Thank Flag Link Sun Feb 1, 2009
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