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Ask Andrew: Repairs From A Home Inspection

By WTOP Staff

Ask Andrew

This sponsored, biweekly Q&A column is written by Andrew Goodman, broker/owner of Goodman, Realtors. Based in Bethesda, Andrew serves clients in Maryland, D.C., and Northern Virginia. Please submit comments, questions, and opinions in the comments section or via email.

My home just had a home inspection done by the buyers. We received an addendum asking for a ton of items to either be repaired or replaced. Which items are we responsible to take care of and which items can we ignore?

The answer to your question has changed over the years. There are items that should be repaired or replaced by the seller and then there are items that don’t necessarily have to be. However, everything is negotiable.

In the past couple of years, the standard Montgomery County Regional Contract has changed. Before these changes, the contract included the following: “Seller warrants that except as otherwise provided, the existing appliances, heating, cooling, plumbing, electrical systems and equipment, and smoke and beat detectors (as required), will be in normal working order as of the Possession Date.”

Therefore, all of the items mentioned would have had to be repaired by the seller if something was found defective or broken with them.  If any other items were found defective (such as windows, doors, locks, cosmetic items, or others) those would be up for negotiation between both parties.

The clause mentioned above is no longer in use. The contract merely states that the property will be delivered in the same condition as it was seen on a specified date such as the contract signing or home inspection.

So anything the buyer or buyers ask to be repaired or replaced based on the home inspection report is up for negotiation.

Even though the old clause is no longer in use, most realtors still abide by it and ask for those specific items and systems to be delivered in proper working order. I agree.

If I was your realtor, I would recommend to have all electrical, heating, cooling, plumbing equipment and systems in proper working order prior to the home being listed.

If any of these items were found to be defective during the home inspection, I believe the seller should repair the items or provide an equivalent credit so the buyers can take care of it on their own. It is also common for buyers to conduct termite and radon inspections. If termites were found or radon was found to be above the healthy average, I would recommend the seller take care of these issues too.

The reason for my recommendation is because of what the buyer’s lender will allow.

If termites were found on the property (most lenders require a termite inspection, depending on the loan program) the termites would have to be treated prior to settlement. There are also certain loan programs that would require the all utility systems and appliance items to be in proper working order prior to providing a mortgage on the property.

Items such as roofs and windows don’t necessarily need to be repaired or replaced by the seller. However, if there’s a leak, I would certainly hope the seller would repair it. If the seller did not repair a found roof or window leak, and the buyer backed away from the contract, the seller would then have to disclose any and all problems found defective with the property if it were to be put back on the market.

Cosmetic items are not required to be repaired by the seller. However, if no other items were found during the home inspection, the buyer may still ask for those items to be repaired in hopes to get something done by the seller.

The seller or sellers can decide if they want to fix those items, provide a little credit so they don’t have to worry about it or refuse to repair those items.

Everything is up for negotiation. The seller is not responsible to fix anything from the home inspection addendum. But many (myself included) refer back to old contract terminology and recommend that all issues pertaining to electrical, plumbing, heating, cooling equipment and systems be repaired so all systems are in proper working order.

Don’t Settle for Student Loans to Pay for Online Education

By WTOP Staff
Online college programs are becoming a more popular choice for prospective students, with one study finding that more than 6 million students enrolled in at least one online course in fall 2015. The popularity of these courses can be attributed in part to their flexibility with working adults' schedules, students' ability to progress more quickly through online programs and, oftentimes, cheaper tuition. [See 10 low-cost online bachelor's programs for out-of-state students.]Online degrees can be beneficial to many college students, but some studies have shown online learners complete their programs at lower rates than students at traditional brick-and-mortar campuses. Individuals with student loans but no degree comprise two-thirds of defaulted borrowers. Though these numbers are not encouraging, just like for traditional programs, there are ways to reduce how much you'll need to borrow for an online program to ensure you won't become one of these statistics. Don't just settle on borrowing student loans to cover the whole cost of your program and living expenses. Instead, start thinking about how to cut costs and cover your balance in different ways, such as the following. -- Grants and scholarships: Even though you are taking an online course, you can still apply and receive grants and scholarships. But your first step should be to complete the Free Application for Federal Student Aid, commonly referred to as the FAFSA, which will allow you to receive a Pell Grant if your expected family contribution is low enough. The EFC criteria and award amounts are adjusted annually, but the 2017-2018 academic year awards range from $606 to $5,920, which could significantly lower the amount you borrow annually. Your next step is to apply for scholarships. You can start by checking online scholarship search engines, such as the Salt Scholarship Search, College Board's BigFuture and Peterson's. But don't forget to take advantage of local organizations and your school's financial aid office. Both may offer scholarships that you can't find with a national scholarship search. [Review these 10 sites to kick off your scholarship search.]For instance, organizations like the Elks Club, Knights of Columbus or the Rotary Club typically offer scholarships annually to local students. Just because you're going to school online doesn't mean you're ineligible. Visit your local library for scholarship listings, and ask around town. You might be surprised how many local organizations offer scholarships. While these scholarships typically aren't large, every little bit counts. Each dollar you receive in a scholarship is a dollar you don't have to borrow and pay interest on. -- Work-study: Another option for online students may be work-study awards. Not all students enrolled in online programs are eligible, but students at some schools -- including, for example, SUNY Empire State College and Liberty University -- are. Work-study awards are not given upfront like scholarships and grants. In most cases, they are an offer to earn up to the awarded amount if you secure an eligible work-study job. While there is a misconception that all work-study jobs must be on campus, students can work for off-campus, nonprofit or public employers as long as the work is in the public's interest. You may be able to work for a for-profit employer if the job is relevant to your course of study. No matter who the outside employer is, it will need to have an established agreement with your college for you to receive work-study funds. Remember, to be eligible for federal financial aid, you must be enrolled and pursuing a degree or certificate. If you're not working toward a credential, Pell Grants and work-study won't be option, but you may still be able to take advantage of private scholarships -- just be sure to read the eligibility criteria carefully. [Explore what to know about financial aid in online programs.]-- Pay as you go: One of the great benefits to enrolling online is the flexible schedule, which can allow you to complete your college coursework around your responsibilities. But prospective students often overlook using their part- or full-time job earnings as an option for paying for college. Almost 80 percent of college students in 2015 worked at least part time while attending classes, according to the National Center for Education Statistics. By budgeting and thinking strategically about your college costs, you can likely reduce your dependence on student loans by paying a portion out of pocket. Many -- but not all -- online programs are less expensive than traditional programs and often have shorter payment periods. Six, eight or 10 weeks are common course durations. Because of the frequency of payments in an online setting, you may be well-placed to pay as you go and possibly avoid borrowing altogether. Attending college online and avoiding student loans may be challenging, but if you are willing to put in the effort, you can limit the amount you need to borrow. More from U.S. News Q&A: Understanding Student Loan Discharge Eligibility Student Loan Refinancing Isn't Right for All Borrowers
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