richardweldon

I was asked by Mike to provide my 2 cents worth. Don't listen to the agent. Listen to your client. The client will need to show the report to the lender to get financing. Sometimes the only reason people get inspections is to appease the bank. That doesn't mean we change our opinions. If there is a concern in the report that the lender is not comfortable with, then the lender will often hold back from the loan, the amount req'd to correct the deficiency. It doesn't mean that the purchaser won't get financing - they just won't get as much as they want. Once the deficiency has been corrected, then the lender will advance the rest of the funds. You may need to go back to do a second inspection to verify for the bank that the panels have been remedied, as necessary. The question becomes who pays to replace the equipment. I don't know how many panels are being considered, but it sounds like $10 - $20K - not really enough money to worry about. If the seller is motivated and the purchaser is sincere, they can come to a price agreement. I would suggest that the onus is now on the seller to get the qualified electrician in to undertake a detailed review and let the electrician have the final say and liability. That would be following the advice of the inspector. Regarding the wording in the report, my personal opinion is that it is somewhat alarmist. Everyone knows that an electrical deficiency/concern means shock or fire. I would try to keep it short and sweet without eluding to poor quality components inside, etc.