Buyer wants refrigerator and water heater needs to be serviced

What do these two things have to do with each other?

Well, "Buyer wants refrigerator", was an actual stip that a good friend of mine wrote years ago on a contract where she was representing the buyer.  So what!  I want a million dollars, but that's not gonna happen.

The second one, "Water heater needs to be serviced", was written on a special stip just the other day.  Well, maybe so... So what?

Neither of these stips say what has to be done, who's going to do it, by when, and who's going to pay for it. 


Many times we face challenges when working with our fellow Realtors(r) and home inspectors.  The inspectors don't always write things clearly but as agents, it is imperative that we clearly and concisely ask for the repairs in the special stipulations on either the "Amendment to Address Concerns" or the "Right to Request Repairs" forms. 

Make sure you and/or your buyer are at the inspection - at least for the summary.  If you do not understand what the inspector has written, ask them while you are at the inspection or call them after the fact.   It is beneficial to use an inspector who takes photos so we don't have to play a guessing game.  If you are fortunate to be using an inspector who takes photos and prepares a good report, furnish it to the seller's agent even if it is not required - it makes life easier for all concerned and streamlines and facilitates the process for all involved.

So, "Buyer wants refrigerator" may be better stated as, "Seller shall leave white, Amana, side-by-side refrigerator currently installed in the kitchen at no cost to buyer".

I usually start a group of repairs with the following preface:

Seller shall perform the following prior to closing:

1.  Service water heater by draining it and ensuring proper operation.
2.  Fill the crack on the front porch and repaint with matching paint as necessary.
3.  etc.

And/Or maybe, you might see me write: "Seller shall, at seller's expense, have all carpets professionally steam cleaned immediately after vacating the home and prior to granting possession to buyer."

Don't leave things open-ended and even if the inspector says something "should" be done, it is up to us to ensure that it IS adequately spelled out.

Don't forget the caveat "all repairs must be done in a good and workmanlike manner".  I'll never forget a sneaky repair that was done once where a gutter was loose.  The inspector wrote it up and I asked for it (I thought cliearly).  Unbeknownst to anyone, the wood behind the gutter was rotten.  So, the seller re-fastened the gutter and left the rotten wood.  Not a good thing and I truly believe this was not done in a "good and workmanlike manner."  To me that's kind of like "Do unto others..."