For this column, I want to discuss a topic that is one of the unpleasant aspects of Real Estate causing headaches for home sellers, home buyers, and their REALTORS. It is the topic of home inspections and decisions about subsequent repairs.

Here is how the scenario works: Home Buyer sees Home Sellers lovely home and Buyers agent writes an offer that is negotiated and accepted. Home Buyer is happy! Home Seller is happy! Both agents are happy! In the contract, Buyer asked for a termination option of 10 days and paid the seller $100 for his trouble. Now the fun begins! First a termite inspector arrives. Then a structural/mechanical inspector arrives. They use their expertise to examine the property, write reports and make recommendations.

Buyer looks at the list of items marked Repair and is no longer so happy. In addition to a bad furnace, there are several systems or equipment not up to currant codes. If Buyer is very unhappy, he can terminate and move on to another home search. More often, with his agents help, he completes an amendment saying he will buy the house, but only if Home Seller replaces that furnace and brings all systems up to code.

Now Home Seller is unhappy (and his agent!) He is thinking about all the money he spent painting the house, replacing the carpet, and doing other fix-ups to prepare the house to sell. He also reminds his agent that he came off his list price for Mr. Buyer! Sellers agent explains: You do not have to do any repairs. However, Buyer does not have to stay under contract on your house. Can they reach a good compromise?

Here is where both Buyer and Seller need the wisdom and experience of some top-notch REALTORs. Emotions run high on both sides. They need information and they need help, so they can step back, assess their problem objectively, and then make good decisions. Here is where the deals are completed or broken.

When I represent sellers, I tell them to take care of known problems before they list the home, to avoid these issues. I prepare them for 2 negotiations, one when the contract comes in, and another when the inspections are complete. When I represent buyers, I explain that all houses will have some repair issues. There are no perfect houses. Be prepared for this! But I will also support a decision to walk away from a home with too much wrong, and an unyielding seller.

My goal is for Mr. Seller and Mr. Buyer to leave the closing table still smiling and still happy knowing that their important business was handled well, and they can get on with their lives.