Home inspections are prime time for other contractors to look over your new home

Yes, it is still a strong sellers’ market. And as a buyer today, you are all too familiar with the competition you are up against.

But when you are finally successful and you open escrow, be careful what you ask for.

Now that you are in escrow, things change a bit. It’s just you and the sellers and the deal you all agreed to.

This might include waiving the appraisal contingency. However, your lender (if you are using a mortgage to buy the house) will require an appraisal. And even though you’ve made the results of the appraisal inconsequential to the deal, it may be of great consequence to you if the value, improbable but possible, comes in for less than the contracted price.

You’ll need to add the difference to your down payment. This may put a damper on how much money you have available to make the improvements you had in mind. Which brings us to the next point.

It is only natural that you want to get all of your planned improvements as close to being ready to go as you can during escrow.

The time scheduled for your home inspection is ideal for all your other contractors to come in and do their thing. Look at flooring, cabinet and counter material options. Bring in your decorator, closet organizer, Feng Shui expert, landscape architect, pool builder and painter. Measure what needs to be measured by the folks who need the measurements to give you accurate quotes and bids.

Arrange to have all of your vendors to show up during the home inspection to minimize the inconvenience to the sellers.

Yes, it is an inconvenience to the sellers to be out of their house for hours on end in the middle of the week when most of us are still working from home.

It is necessary and customary for the sellers to accommodate the home inspector and gracefully leave home with their kids, cats and dogs in tow. This is what makes it an ideal time for you to bring in your cadre of contractors to do their thing.

Heck, most home inspectors will be glad you are distracted with other people so they can do their inspection without you looking over their shoulder.

But if, just if, there’s still some measuring to be done after the home inspection, be careful what you ask for.

The sellers are busy purging, packing, and moving. Even though you probably paid over the list price, and feel like you bent over backwards to get them to select you, you should still be respectful of their time. If you need to come back, for any reason, stick to the time you asked for. Usually an hour should be enough for any sort of consultation, additional inspection or more measuring.

Going over the time you asked for is just rude and should be avoided at all costs. Especially since it probably means the sellers are sitting in their car with their kids, dogs and cats waiting to come back to what is still their home.

Leslie Sargent Eskildsen is an agent with RealtyOne Group West. She can be reached at 949-678-3373 or leslie@leslieeskildsen.com.

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