SCHEDULE THE INSPECTION
Once a contract has been submitted, schedule a home inspection asap. It can always be cancelled if we can’t come to terms on the contract. Ideally, the inspection should occur within the next 2-3 days, however, during the busy summer months, inspectors may be booked out up to a week or more in advance. It’s important that the home inspection occur quickly as it often takes the inspector 1-2 days to write the report after the inspection. Once the report is written we still need some time to review the report and ask the seller for any credits or repairs before the attorney review period ends, which is typically 7-10 business days in IL.
Plan to attend the inspection which will take approximately 2 hours for a condo and 3 hours for a single family home. Inspectors usually only work Mon – Fri and do not work evenings or weekends so you will probably need to arrange to be off work for the inspection. Wear comfortable clothes which can get dirty as the inspector may want to show you something in the basement, on the roof, etc
As a Realtor, I am not legally able to schedule the home inspection on your behalf. While an inspection can cost about $400 out of pocked, we highly recommend scheduling one.
As levelheaded as you think you are, when you're fighting with a seller over adding a hose to the dishwasher because the water drains on the floor, it's easy to lose your cool. We're here to write the requests objectively and forward them to the seller saving you the trouble of getting overly emotional about the deal.
Say the seller won't budge on the dishwasher hose and you want to adjust your offer. We handle that part calmly, too. As experts, we take the heat in difficult negotiations.
The best way to make a deal is to look for the positive part of every offer and counteroffer, and never let the other party see you make a sour face. Often, the most effective way to do that is to present the face that's doing business -- not yours.