By Jill Skibinsky
Once you fall in love with a home in Westfield, the period between the contract signing and the closing can feel like a high-stakes waiting game. I’m here to tell you that this stage is actually one of your best opportunities to protect your investment and ensure your new home is truly ready for your move-in day.
Let’s work through this process together, using the inspection findings not as a hurdle, but as a strategic tool for real estate negotiation.
Key Takeaways
- A step-by-step breakdown of how to prioritize essential safety and structural issues over minor cosmetic flaws.
- Expert guidance on choosing between a direct repair request, a closing credit, or a purchase price reduction.
- Insights into the Westfield luxury market standards for what sellers are typically expected to fix.
- Logistical advice on managing the 10-to-14-day New Jersey inspection contingency window.
Prioritize Major Defects and Safety Concerns
The first step in any successful negotiation is knowing which battles are worth fighting. I always advise my clients to focus on the "Big Four": structural integrity, safety hazards, major system failures, and environmental risks like radon or oil tanks.
What to Focus on During Home Inspection Repairs
- Structural and Foundation Issues: We look for horizontal cracks in basement walls or significant "step" cracks in masonry that suggest soil pressure or drainage problems.
- Electrical Hazards: Outdated Federal Pacific or Zinsco panels, commonly found in older Westfield homes, pose a non-negotiable fire risk that must be addressed.
- Roof and Moisture Intrusion: We look for signs of active leaks in the attic or failing flashing around chimneys, as New Jersey's heavy rains can quickly turn a small leak into a mold problem.
- Environmental Risks: High radon levels (above 4.0 pCi/L) or abandoned underground oil tanks are critical issues that almost always require seller remediation in our market.
Choose Your Negotiation Strategy
Once we have identified the "deal-breakers," we need to decide on the best way to handle home inspection repairs. You have three primary paths: asking the seller to fix the issue before closing, requesting a financial credit toward your closing costs, or negotiating a lower overall purchase price.
Comparing Your Repair Options
- Seller Repairs: This is best for urgent safety issues that your lender might require to be fixed before they will fund the mortgage.
- Closing Credits: This provides you with a lump sum at the end of the transaction, giving you the cash on hand to manage the repairs yourself after you own the property.
- Price Reduction: While this lowers your long-term debt, it doesn't provide immediate cash for repairs, so it is best used for non-urgent "end-of-life" systems like an aging furnace.
Navigate the Westfield Market Context
Westfield is a sophisticated market with high expectations for property maintenance. Sellers in neighborhoods like the Gardens or Brightwood understand that a well-maintained home commands a premium, and they are usually prepared for some level of real estate negotiation.
Typical Negotiation Standards in Westfield
- The "As-Is" Reality: Most NJ contracts say the home is being sold "as-is," but custom dictates that major material defects are still negotiable.
- Attorney Review Influence: Our unique attorney review period allows us to set the ground rules for the inspection contingency before the clock even starts ticking.
- Leverage of Disclosure: Once an inspection reveals a major defect, the seller is legally required to disclose it to future buyers, which gives us significant leverage if your deal falls through.
Manage the Inspection Contingency Timeline
In New Jersey, the clock moves fast. You typically have a 10-to-14-day window from the end of attorney review to complete your general inspection, plus any specialty tests like sewer scopes or tank sweeps.
Steps for a Seamless Contingency Period
- Schedule Early: We book our main inspector the day we clear attorney review to allow time for follow-up visits from plumbers or electricians if needed.
- Gather Real Estimates: We don't guess at costs; we use quotes from local Westfield contractors to back up our requests with hard numbers.
- Finalize in Writing: Every agreed-upon credit or repair must be documented in a signed addendum to the contract to protect your earnest money deposit.
FAQs
Should I ask the seller to fix every small item found in the report?
No, I strongly advise against "nickel-and-diming" the seller. Focusing on a long list of minor repairs can distract from the major issues and make the seller less willing to compromise.
Is it better to get a credit or have the seller perform home inspection repairs?
I generally prefer a credit for my clients because it gives them control over the quality of the work and the choice of materials.
What happens if the seller refuses to fix a major safety issue?
If we are within our inspection contingency period and the seller refuses to address a significant material defect, you typically have the right to terminate the contract and receive your full deposit back.
Reach Out to Jill Skibinsky Today
Reach out to me, Jill Skibinsky, and let’s discuss how we can make your next move a success. Whether you are looking for a historic estate or a modern new build, I am here to guide you through every step of the transaction with professional care and local expertise.
