I’m under contract on a house and had an inspection contingency that expired on September 4 at 6:00 p.m. The inspector didn’t deliver the full report until 10 p.m. that same night, so by the time I saw it, the contingency had technically already lapsed. I figured my realtor was tracking the timelines, but she didn’t say anything, so I’ve lost my leverage.
In my contract we had already signed away the right to negotiate repairs, but we did still keep the right to cancel if something major came up. The inspection showed health and safety issues — topical mold in the basement that could be treated with a HEPA vacuum, a deck that’s still usable but missing railings, some electrical hazards like loose wiring and missing GFCIs, and HVAC ductwork problems. Nothing is a total deal breaker, but I had hoped to at least ask for around $4K in credits to help cover the urgent items. With the timing missed, my realtor says the house is now “as-is” and the sellers don’t have to do anything.
I’m still moving forward because I like the house and these issues are manageable, but I’m frustrated that the timing and communication cost me the ability to make a decision with full information. I’m annoyed with the inspector for sending the report after the deadline, and even more disappointed with my realtor for not warning me that the contingency window was closing while I was still waiting for it. Managing those dates is supposed to be part of their job, and I feel like it was mismanaged.
Has anyone else been in this position? Would you still try asking the sellers for a small goodwill credit, or just budget for the repairs yourself? And how would you handle things with the inspector and realtor afterward? I don’t want to blow up the deal, but I’m bummed that because of poor timing I lost all leverage I should have had.
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source https://www.reddit.com/r/RealEstate/comments/1n9x7hy/missed_inspection_contingency_inspector_delivered/
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