The inspection usually takes place within a week of signing the contract. The buyer pays for the inspection. The inspector will pay close attention to disclosures you have listed on the required form, which is intended to flag chronic or potential problems with the house. The inspector should be licensed through the state. FHA loans require additional inspections and reports, which buyers pay for. Expect to be available to talk about the history of the house. The inspector will flag structural and system problems that might soon need repair. Home inspectors usually do not check to make sure that the house complies with local building codes. If you have not gotten the appropriate permits and inspections for home improvement projects, it is your responsibility to get the projects approved by the local building inspector. This might involve paying fines and fees. If you do not bring your house into code compliance, the buyer has the legal right to sue you for reimbursement for the fines and fees he had to pay to correct your illegal work. If you are in doubt, request an inspection from the local building code staff. If the inspector finds substantive problems, the buyer will ask you to cover some or all of the cost of fixing them. It is reasonable to ask you to pay for essential structural and mechanical repairs that you would have to address even if you continued to live in the house. Expect to negotiate on the cost of the repairs. The buyer will ask to have qualified contractors furnish estimates. The buyers might ask, but it is not customary for the sellers to pay for redecorating, new finishes, new carpet, to refinish floors, put in new landscaping, or to address other features that are strictly for their preference. If you cannot agree with the buyer about fixing substantive flaws, the buyers have the right to cancel the contract.
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