John Kelly
(651) 238-5649

Buying a Home Contingent on Inspection


Buying your home is probably the single biggest investment you will ever make. To help protect your investment, I will help you write your purchase agreement so that it is contingent on an inspection. I think that this is so important that I will pay for it myself!!

Making your offer contingent on an inspection allows you to avoid unpleasant surprises upon taking possession of the home. Your Twin Cities home inspector's report will cover the condition of the home's heating system; central air conditioning system, plumbing and electrical systems; the roof, attic, and insulation; walls, ceilings, floors, windows and doors; the foundation, basement, and other structural components.

Even if the inspector finds nothing wrong with the home, you will have peace of mind, and you will receive a wealth of information about your home and how to maintain it. If the report shows any problems, you will be happy that you have three options you can exercise at your discretion. If you feel that the problems are so large that you no longer want to purchase the home, it's that simple: You don't have to buy the home. I carefully write the inspection contingency so that you can cancel the purchase agreement and have your earnest money returned.

If you feel the problems are manageable, and are about what you expected considering the age and price of the home, you can continue with the purchase. A third option involves negotiating to have the seller remedy any problems. If you can't come to a satisfactory agreement with the seller, you always have the option of canceling the agreement and having your earnest money returned to you.

I have been selling real estate in the Twin Cities for over 20 years, and I have convinced almost every one of my buyers on the importance of writing their offer contingent on an inspection. Most Twin Cities home inspectors spend two or three hours performing the inspection, and then another hour or two going over the results with the buyer. After meeting with the inspector, buyers are almost unanimous in their belief that having the inspection is a vital part of the home buying process. When the inspector finds hidden defects, the buyers are relieved to find out about it while they still have some options. Even when there are no major flaws to find, the buyers find the meeting very informative and educational. Even buyers who are very experienced at working on homes find it helpful to meet with a qualified Twin Cities home inspector whose only business is providing impartial property inspections.

The cost of a home inspection varies geographically. In the Twin Cities a single family home inspection typically costs about $400. They can cost more depending upon the size of the home, the number of bathrooms, and the need for additional inspections such as septic, well, radon, or mold testing. Please do not let the cost of an inspection cause you to miss out on having your home inspected. It is a small price to pay for the sense of security and the knowledge gained from the inspection. Find a way to keep the price of the inspection in your budget. Or better yet, use me when you buy your next Twin Cities home and I will pay for it!!

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