Selling a home in Kansas City often involves addressing common inspection repair items. Recently, a friend of ours spent a year preparing their Lee’s Summit home for sale, meticulously fixing and updating everything. They thought they had a perfect house, and indeed, it quickly attracted an offer. However, inspections revealed some unexpected issues.
Inspection Repair Items to Check First
Here are the most common inspection repair items that typically come up during a home sale, at least on the houses that we buy, then renovate and sell.
Radon
One of the most frequent inspection items is the radon test. This involves keeping your home closed and placing a canister in the basement to collect an air sample over a few days. The sample is then sent to a lab for analysis. In the Kansas City metro area, it’s common for homes to require a radon mitigation system, which vents radon gas from under your basement floor through a tube and out the roof. If the test is positive, nearly every buyer will request this system. Expect to spend about $750 to install it.
Old Fashioned Outlets
Today’s building codes require grounded outlets, and Ground Fault Circuit Interrupter (GFCI) outlets around water sources like kitchens, bathrooms, and outdoor areas. While it might seem daunting to address these issues, they can be fire and shock hazards. Fortunately, an electrician or handyman can usually fix these problems relatively easily and affordably.
Water Shut Off Valves
Older homes often lack water shut-off valves under sinks or toilets. Most buyers will ask for these to be installed for convenience and safety. Identifying and fixing this issue during your initial walk-through can prevent it from becoming a negotiation point later.
Gas Lines
Gas lines, whether they connect to the hot water heater or a fireplace, often come up during inspections. Inspectors may flag these lines, sometimes out of caution if visibility is an issue. Repairs are usually not costly, but it’s wise to address any concerns to ensure safety and compliance.
About Inspectors
Inspectors vary in thoroughness. Some write extensive reports that can alarm buyers, while others provide a balanced view. The buyer’s agent typically helps the buyer interpret the inspection report, distinguishing between necessary repairs and informational items. As a seller, you can negotiate which items to fix. If your price reflects needed repairs, you might stand firm. However, if the buyer’s loan approval depends on certain repairs, it may be necessary to address them to avoid disclosing issues to future buyers.
In homes we’ve sold, we typically make repairs if costs are under $2000. For non-essential items, we may negotiate a price increase to cover repairs. For example, if an old chimney needs lining, we might offer a basic repair at the current price but propose a higher price for a more comprehensive fix.
Selling Without Repairs
If you’re selling your Kansas City Metro home and prefer to avoid repairs and inspections, consider opting for a cash offer. This allows for a quick closing in a few weeks. Click here to tell us about your home, and we can discuss making you an offer.
