is is
Okay.
Thank you.
see.
You know the moment when you
open your inbox,
see the words home inspection report,
and suddenly just feel like
you got handed a horror novel?
Photos of mystery stains,
dramatic red font,
and at least three mentions
of further evaluation recommended.
It's giving HGTV panic montage, right?
Well, I'm Anna Franklin,
your cafecito-infused, I'm Anna Franklin,
your cafecito-fueled real
estate fairy godmother.
And today I'm here to talk
you off the ledge and into the know.
Because guess what?
That terrifying home inspection report,
it's not a death sentence,
it's a flashlight.
And with the right realtor by your side,
me.
It can actually be your best
tool for negotiating and
protecting your investment.
In this episode of Keys and Cafecito,
we are breaking down what
inspection reports really mean,
what to worry about,
what not to stress over,
and how to stay in the
driver's seat without losing sleep.
Let's get into it.
First of all,
let's talk about what a home
inspection really is.
It's not a pass or fail kind of test.
Your inspector is not giving
the house a gold star or a
big red X. Their job is to
tell you what you're actually buying.
Warts and all.
Inspections are designed to
surface any issues, big or small,
so that you can make a smart,
informed decision.
So yes, the report is super long, and yes,
the photos and the language
can be very dramatic,
but it doesn't always mean
the house is falling apart.
Even a brand new build can
come back with pages of notes.
So let's talk about a few
things that sound alarming,
but are actually super
common and usually not deal breakers.
A loose outlet or missing
GFCI that is super common on a report.
It's a five minute cheap fix.
Dirty air filters.
That is more of a reminder
than a red flag.
Hairline cracks in concrete.
Homes settle, especially older ones.
Not up to current code.
Most houses built before
twenty twenty just aren't.
It doesn't mean that they're unsafe.
It just means that when they were built,
the codes were different.
These are things that you
can address after closing
or you can use these to
negotiate small credits,
but they're definitely not
reasons to panic.
So what are the things that
we might need a second look on?
active roof leaks or serious
shingle damage foundation
cracks that are wide uneven
or show movement old or
unsafe electrical panels
I'm looking at you federal
pacific sewer line issues
like tree roots in the line
I have been there mold or
moisture damage especially near plumbing
These don't actually mean
that you should walk away,
but they are worth investigating further.
You may want to bring in a specialist,
get quotes, and think about repair costs.
And remember,
this is where having a
level-headed realtor makes
a big difference,
not your cousin who
binge-watched HGTV and
suddenly thinks they're a contractor.
So let's say that your
inspection turns up a few major things.
Now what?
You have options.
You can request repairs.
You can ask for a seller
credit at closing so that
you can handle the work
your way with your preferred contractors.
Or if it's really too much
and the sellers really won't budge,
you can cancel.
but that's rare.
Recently,
I had a client whose report
showed tree roots in the sewer line.
Fun times, right?
The roof only had a few years left.
I'm talking one to three
years left for the life of the roof.
Luckily, my buyer's a plumber,
so we negotiated a credit
for materials only,
saving thousands of dollars on labor.
He didn't mind doing it himself.
And we also brought in a
roofer to get an honest
estimate and we used it to
negotiate a fair credit.
It's really about knowing
what to push for and having a plan.
So let me tell you a quick story.
I had a client once who was
in love with this little fixer.
It had charm, space, good bones,
but the inspection report
came back with a lot.
We're talking roof, plumbing,
even a note about rodent
activity in the attic,
which always makes people want to run.
She called me in full panic mode.
I think I have to cancel,
but I told her let's break this down.
We brought in a roofer,
got a second opinion on the
plumbing and found out the
rodent stuff was actually very old,
like dried up from probably
years ago and was just never reinspected.
In the end,
we got thousands of dollars in
seller credits and she got
the house that she loved
with peace of mind.
So trust there's a path forward,
even if it looks a little
bit messy at first.
Here's what I want you to remember.
every home has something
there's no such thing as a
perfect inspection your job
is to find a flawless your
job isn't to find a
flawless house it's to find
a good home that fits in
your budget and to walk
into it informed so when
that report hits your inbox
don't panic call your realtor
read it with Cafecito in hand,
and make a plan.
And if you need help making sense of it,
I'm always just a message away.
If you found this episode helpful,
send it to a friend who is
mid-escrow and hyperventilating.
And hey,
leave a review if you are enjoying
Keys and Cafecito or give
us a five-star rating.
It really helps more people
find this little corner of
calm in the real estate chaos.
Until next time, stay grounded,
stay caffeinated,
I'll see you on the next episode.