I am always asked, what is the toughest part of a transaction, and I always quickly respond, the Inspection Period.
From the moment a buyer decides they want to purchase a home, they are focused on price, location, schools, bedrooms, and bathrooms. This is usually the largest financial decision they will make in their lifetime. They spend hours searching both online as well as on foot to pick the perfect place to call Home.
Once they say "Yes" to a home, the inspection period begins, giving them 10 days to find out everything about their new purchase. If they have a good agent, there will be trucks lined up outside the home from several different companies to inspect. Usually, there will be a general inspector along with a separate roofer and an air conditioning and heating company with all of them comparing notes to make sure they come up with the same findings. Once the inspections are complete, either the buyer feels comfortable or panicky.
This is where emotions can run high because the buyer will want all items repaired, no matter the age of the home. They want it move-in ready, as most don't have extra cash for these items or don't want to bother once they move in. The two biggest killers of the deals are roofs and air conditioners that have not been maintained. This could cost thousands for the buyers once they move in, so if the seller will not repair or give a credit, most buyers are willing to walk away.
My advice to sellers who are thinking of selling their home in the next year is to take the time to get your home inspected, and then repair the items that will cause your home to stay on the market for days or will have to sell under market due to its condition.
In closing, pass on a home you can be proud of.