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Sample request

Here is a repair request the way the seller sees it.

The buyer's agent sent 6 of the report's 31 findings. Each one arrived with the inspector's note and a first price range. The seller asked for a diagnosis on two items and then answered all six.

Sent by
The buyer's agent
Requested
6 of 31 findings
Chosen for diagnosis
2 items
Response due
Friday, 5:00 PM
  1. 01

    Water heater

    Diagnosed

    Buyer asks ReplaceReport p. 14

    Inspector's note

    “Evidence of discharge at temperature and pressure relief valve. Recommend evaluation by licensed contractor.”
    First price range$1,600-$2,300

    Diagnosis

    The relief valve is the likely source of the discharge. The data plate in the inspector's photo shows that the tank is eight years old. Relief valves wear out on tanks of this age. A new relief valve may stop the discharge.

    Updated price range$185-$240
    Seller's answerRepair

    Install a new relief valve before closing.

  2. 02

    Electrical panel

    Not diagnosed

    Buyer asks ReplaceReport p. 31

    Inspector's note

    “Federal Pacific Stab-Lok panel present. Known breaker failure history. Recommend evaluation by licensed electrician.”
    First price range$1,850-$2,400
    Seller's answerReplace

    Replace the panel before closing.

  3. 03

    Roof

    Diagnosed

    Buyer asks RepairReport p. 22

    Inspector's note

    “Granule loss observed across south-facing slope. Two courses of shingles lifted at ridge. Estimated remaining service life 2-4 years.”
    First price range$2,400-$6,800

    Diagnosis

    The south slope shows wear, and two ridge courses are lifted. A repair at the ridge and a patch on the slope may fix both. The report does not describe damage that needs a new roof.

    Updated price range$2,900-$3,600

    The range depends on the decking. Nobody can see the decking until the shingles come off.

    Seller's answerRepair

    Re-set the ridge and patch the south slope.

  4. 04

    Air conditioner

    Not diagnosed

    Buyer asks RepairReport p. 18

    Inspector's note

    “Condenser fan motor noisy under load. Unit cooling within normal range at time of inspection.”
    First price range$420-$610
    Seller's answerNo physical action
  5. 05

    Plumbing

    Not diagnosed

    Buyer asks RepairReport p. 27

    Inspector's note

    “Active drip at angle stop beneath hall bathroom sink. Cabinet base shows staining.”
    First price range$140-$190
    Seller's answerRepair

    Install a new shutoff valve before closing.

  6. 06

    Sliding door

    Not diagnosed

    Buyer asks RepairReport p. 11

    Inspector's note

    “Weatherstripping at rear slider worn. Daylight visible at lower corner.”
    First price range$60-$85
    Seller's answerNo physical action

Credit offered

The seller offered one total for the whole request, in place of work on the two items marked no physical action.

$600

What happens next

The buyer's side sees the six answers, each price range, and a short summary of each diagnosed fix. The buyer's side then agrees or counters, and Baseline records the result.

Where the price ranges and diagnoses come from

Each price range is Baseline's estimate of what the work usually costs, read from the inspector's note and any photos. A diagnosis also uses the seller's replies and any contractor's bid.

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