Is it possible for buyers to negotiate after an inspection if the appraisal is lower than expected?
07.06.2025 00:09
She then said, Wait! My daughter gave me a POA! I will have it sold for $50k, as long as the contingent paperwork was also signed and I assumed all responsibility to fix the roof!
I went outside and yelled at him “PLEASE KNOCK IT OFF! She’s about to have a Heart Attack!” He glanced down at me, and saw my serious expression, gave me a thumbs up and said “I’m going to jump on the roof on each side so let her know.”
Because I own the property now, I then told her mom that she can move back into her trailer, we were going to go ahead and move in a week and half earlier because of children in the neighborhood and plus I needed to get my son enrolled at the Middle school.
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MOM: Gasp! Please don’t red flag it!
I already had all the stuff I needed (I took measurements earlier), and he then ordered her to leave, the problem was this → she had no where to go, she had rented her trailer (her permanent home) to a couple old ladies (and she’s not a spring chicken herself either). I told her, once he returns and signs off the 1st part of it. I will call her, and she could spend the night, but once I return back in the morning, she would have to leave again so the property would be occupied at all times!
She then got her daughter on the phone → she really put the emphasis on that “I” wasn’t blackmailing them but she was about to lose her house forever and banks would take over the property which she wouldn’t see a dime of any of this!
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CODE: Takes a couple photos. I need the sides too.
MOM glared at me, and I smiled, and told her - Doggie’s fine, and then she frantically called for her Sweet’ums. And then her Yorkie saw me going into my truck, and immediately jumped out and ran up to me - begging! (Oh he knows, I’ve got Milk Bones!” But these are for large dogs. So I handed him a whole one and told him “Go to Mama, Get in the house!” He gladly did so with that oversized Milk Bone!
He did, today, that permit is in the possession of the Historical Society! I grew up learning from this man! You must realize “Code Enforcement / Building Inspectors” never existed back then! It’s a “Modernized” program!
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ME: Yeah, had to call them twice, she wasn’t kidding about the kids! Had to call for them twice! But hang on, let me get this other photograph (Polaroid).
I now can see what the problem was… it was GREAT NEWS! All of it was repairable! I found the big knot that was supposed to be in its place (I pocketed if for a reason), and it was the MAIN BEAM! I then went up on the roof to “see how off balanced it was” as you could see the roof was “tilted”. And went back inside and did the estimation of repair.
HIM: Trying to glance over my written report and trying to figure out if “I” would actually take the property away from him.
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Then I had a “NO TRESPASSING - CONSTRUCTION” warning signs posted in two places on yard and taped to what used to be the front door wall and on the carport door!
2) If the Beam had popped an eye (especially true if the knot was big, it wasn’t properly treated, those knots can dry and pop out), this itself MAY or MAY NOT be repairable! If the beams have cracked but still are intact. This too, MAY or MAY NOT be repairable!
MOM: Give me a second please (she’s dialing up her daughter who’s at work). You could hear her plead to her daughter to get rid of it, they’re about to red flag her property meaning she wouldn’t ever be able to get rid of it and she won’t be able to stay there anymore if the property gets Red Flagged!
Was I doing a “FEAR TACTIC”? No, what I was going to do was 100% legal, it was a very critical code violation. The property could be 100% razed down if the Owner refuses to fix or repair or replace that violation! The fact they had well over 20 years to fix it and refused showed that the owners knew about it the entire time being!
As Sellers finds out very quick, not only was I a licensed full fledged contractor, I didn’t beat around the bush either! One Realtor heard about me, she really wanted this “property” sold. To a degree it was destroying their Real Estate Company! I told her bring me up the full MSL, every and anything they had on that property!
ME: Hands camera
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Her daughter caved in, and the contracts were signed. I immediately processed the “Code Violation” (as required) and I put the permit to fix that code violation along with all the photographic evidence, and because her daughter was not there, I put the POA assignee is to xxxxx (her mother).
That itself should be a clue right there that “the roof passed”, but nooooooooo → she lit up another cigarette and had 5 going on, where he then grabbed one that was in the ash tray and said “Imma gonna join with you smoking here, you can’t smoke all those by yourself! Let me help ya!” Then he yells for me to grab the folder.
I told her mother: You must tell your daughter this! SHE cannot sell the house AS IS, providing the building Code violation. I told her you MUST tell her that she HAS to repair the roof immediately! So I have found that roof has been sitting like this for about 20 something years? Am I correct?
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CODE: Yup, after 65 years of working in the Code, tomorrow’s my last day!
ME: NO! NO WAY!
Well, her daughter tried to bail herself out of the contract, after finding out how much the house was worth now that the roof was repaired, she demanded more money. Her mom told her repetitiously, she couldn’t bail, the property was sold! PERIOD! And if she tried to bail, I had a solid case to sue her and she would be held liable for more money!
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Then all of a sudden “SHE” (her mother) shows up.
She sat there for a very long time, it was very quite and solemn. The truth hurts! After about 20 minutes of silence, she finally said “How much would I get out of all of this?”
CODE: Erhhh Ummm? Him? (pointing to Deputy outside)
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He then said “Should I come back later today?” I said “Yup, so you can see the interior of roof repair, it would take me about 2 hours. Then come back tomorrow, I’d say maybe around One’ish or Two’ish. The Roof would be complete and ready for your finalization.”
1) If the main beam has cracked or broke or at least several beams have cracked and/or ruptured → RUN! RUN AS FAST AS YOUR LITTLE CAR’S WHEELS CAN GO!
HIM: Yeah, I did notice. Even cash-buyers wouldn’t touch it.
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Her daughter tried to bump the price up to $80,000.00. I refused, my offering price was at $50k firm! I was very patient! She even went to $60k firm, and then I told her mom → I guess I will just have to RED-FLAG IT!
ME: I will buy this property under a specific condition. I will acquire all permits, and I will do the repair as required per the Codes. And I will re-balance the roof. The cost for my work which I AM going to pay will be approximately $25,000.00 - $30,000.00 and I will acquire all permits and the liability will fall completely on my shoulders! I will offer $50,000.00 firm for the property as stands right now. If your daughter wants to replace the entire roof on the existing foundation it is currently on… would set her back at anywhere from $90,000 to $120,000!
She then phoned her mom, and since her mom was on the speaker phone her mom told her “Honey, I’ve told you ten thousand times, the 2nd mortgage has to be paid. You cannot take the 2nd mortgage with you! It’s fixed to the property. Like the 1st mortgage, both have to be paid, after all expenses paid off, as I told you ten thousand times, you are only going to get less than $2,000 spending money out of it all, after you paid taxes and all.” (CLICK)
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There really wasn’t any “rush”, because they’ve been trying to get rid of it for 14 years and while they have had offers as soon as the appraiser went out, buyers disappeared. Those Appraisers never once told them what TRIGGERED the buyers to flee… fast!
Turns to me expecting an answer “Absolutely and you’ve failed every single attempt!”
The Code Boss was there, I explained to him, she pleaded with him, she had to stay here or the kids would destroy it. He then asked me, how long would it take. I told him, once you guys leave, I am going to re-enforce it right now and repair it, Tomorrow will be the fun part, Balancing the roof off… with three people: Me, Myself, and I!
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I then got up and opened the crate, and her Yorkie followed me everywhere, sitting there and begging! For some reason, he KNEW I had milk bones! He completely ignored his “mommy”! So the Yorkie pawed and sat and begged! So I said “ONE MORE and that’s it! Do you understand!” He went around in circles, patiently waiting for me to come back.
ME: Yeah.
After about 20 minutes, he was back down and told me I could put my stuff away. He then went to remove the Permit off the window, laid it down on the table, and he made a “scraping motion” (to remove Citation off the window) to me, which I proceeded in removing it.
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Absolutely! If you saw me in person, you might “snicker”, “squawk”, “smortle” (yes, that’s a word - smortle! Smiling and Snorting! I made it up!).
I was waiting for him on the driveway. Then he arrived, and a neighbor wanted to know who I was and why I was on the property for? I just told that person “Inspection”. As soon as they saw this high-end Mercedes coming in, they scampered away. Apparently they knew who he was.
The actual value of this property is not what your daughter’s asking for, and you must tell her she cannot sell the property for the price she’s looking for until that roof is repaired and done correctly and all codes have passed and approved!
She told me to “stay put”, brewed some coffee, and pulled out her “homemade coffee cake”. I told her it was not necessary. He even told her to put the coffee cake away. By this time the Coffee was ready.
You could see the kids were waiting patiently for him to “disappear”. I finally got the work done before the County Code Inspector came, he thought “something went drastically wrong” because of the Sheriff Cruiser parked on the driveway! He came rushing in, and I was already taking photos.
ME: Let me know the time line.
SHE WAS NOT KIDDING ME ABOUT THE KIDS! I barely got working when I could hear kids yelling and laughing and skateboarding on the Carport WALL! I THREW THEM ALL OUT! And they literally hurled rocks at me! I wound up calling the Sheriff’s Office. They just told the kids - KEEP OUT - DO NOT ENTER!
ME: Leaned back in the chair glaring at him - “YOU KNOW” very well she’s not going to get that money. AS is - it’s only worth $49,000.00 that’s in the condition it is at. NO Real Estate Loans will be drummed up at the state it is in!
After the roof, I put in another $30,000.00 into the property. Yes, it needed a lot of updating and exceeding the code requirements. I still reside in that property today.
Once he got to the door, he kept yelling “Quiet down Heathen! Quiet down boy!” I have no idea if the dog’s real name was Heathen or what-then! But I did have Milk Bone box in my car (was going to drop them off at the shelter on my way back home from working at redesigning the church’s landscape).
MOM returns. You could tell she didn’t like Cops. She then demanded why HE was there, I just told her “Free security service!” Deputy laughed! He could also tell she didn’t like cops either, but as soon as the Deputy saw her Yorkie, he began talking to the dog and the dog reacted, and literally jumped out of her arms and he said “Wanna see what a Cop’s car look like? C’mere” And her dog gladly obligated! Her dog was ready to go “bye bye”.
FILE FOLDER - all placed inside with all the other paperwork. He then signs the 1st process. And then says “She needs to get a guy out here, she shouldn’t be handling those bratty kids by herself!”
ME: Is the property occupied? If so, I will need them to be gone.
Yes, the property needed more work, which I already begun doing so. The property we came out of (which my ex-husband was suckered into and fell flat), since I bought this property (my ex wanted nothing to do with it). This property originally was supposed to be a restoration, and put up for sale and then I move to the final place at another location. That itself never happened because of divorce.
ME: I will offer $47,500 for the property PLUS a Contingent Contract, because the ROOF has to be repaired before it’s sold, It’s a serious Code Violation. You cannot sell this property legally “AS IS” at all, in fact, I could “RED FLAG” the entire property. It’s dangerous!
The Owner of the Realty Company, personally spoke with me and said this “Yeah, I have no idea why I am not surprised to hear this from you, but yeah, that property has a roof problem that HAS to be fixed or completely replaced before its sold. I had my own appraiser out, and he just said “get rid of it” and wouldn’t even state why!”
ME: Get rid of her and I will meet you up on the property and take a good look, I will bring my own ladder and all.
MOM: NO!
No matter what we tried to tell her, “Mortgages are attached to the property, it doesn’t matter if you spent all of it on some wild weekend, it’s still attached to the property. It has to be paid! Period! If you wanted a personal loan, it can be done so, but not when you put the property as a collateral, which makes it a 2nd mortgage!”
ME: So am I the last of all last?
CODE: TOO BAD!
Now, we’re all inside, and for the life of her, she cannot figure out why I am so “calm, cool, and collected” and she’s sitting here in a complete train-wreck! I had all the documentations laid out, photos (all individually dated and marked).
Then he said something that startled me. “You know this is the last time we will see each other’s asses? I retire tomorrow!”
HIM: Well, she’s not going to like that.
The coffee cup she was holding she was shaking so badly, until he took his hand and held her hand calmly and told her “Breathe! Relax!” His gruff voice changed to being soothing. He probably spent a good half hour getting her nerves unraveled.
THEN I had BOTH of them at the circular table - Facing me directly!
I knew this old man, he’s one of the best of the best in Code Inspections, I knew of his antics he does. One of his favorite hobby was making people utterly nervous! He likes to make them feel 100% insecure and above all, “I love seeing people sweat!”
Many were surprised that I didn’t immediately Red Flag it, and I am surprised was HOW the roof could still be standing after 20+ years of neglect!
She heard me. You could see a million of thoughts written her eyes! I am pretty sure a lot of them was him coming down through the ceiling and splat on the concrete slab on the floor - DEAD! He jumped on both sides and she literally jumped out of the seat of her chair. Her Yorkie was literally barking his head off at the ceiling! This time Milk Bones wouldn’t quiet him.
ME: Okay, How much is your retired agent asking for?
Since the crate was in the living room, I saw the huge “self-repair” on the ceiling (I wouldn’t say “sloppy” but it was to a degree - “shabby”). Then I saw the overhead ceiling access and went to the carport and grabbed my ladder, with a high beam light.
That itself didn’t do any good, because after a couple of hours, they were right back at it! So I grabbed the RED VINYL flags and barricaded the property - marked DANGER - DO NOT ENTER - DANGER NO TRESPASSING. The kids just literally tore it up! The Deputies were called again, and this time one Patrol Deputy asked his boss for permission to park on the driveway, since he had piles of paperwork to do. Permission granted.
MOM: Umm, yeah I think so, when her husband was alive, he fixed the ceiling and sealed the roof off. She just knew there was a roof problem, but it didn’t leak anymore.
There are two things that can go seriously wrong with the roof!
She then sent me piles of screen shots. The problem here is this: The home’s picture was taken every angle “except” the roof and especially I noticed that the photos were showing everywhere “except” that particular part of the ceiling!
I assured her that I do not give out information, if someone wanted such information, they can contact the person themselves. She then said “they were always after Mom, trying to find where I am at.” Then she stopped in her tracks, and said “Please do not post my current last name or my current address!”
REALTY OWNER: Yeah, it’s semi-occupied. Her mother, our long time retired Real Estate, she lives there during the nights or more so when school’s out, all because of the kids breaking in and/or vandalism.
ME: I deeply respect you sir, do you realize you are the first and original person to actually have this program in this county, before it ever was an actual program? I think 1933? Right?
HIM: It’s not her house, it’s her daughter’s house. She’s asking $160,725.00.
Well, he tried to put the dog in the Utility room, but that Yorkie was snipping and snapping, until I got down on the floor at his level, and making weird noises where he quieted down and tilted his ear, and then he could smell the Milk Bone, and I went down to “pretend eat” the milk bone, oh my! He had a fit! He wanted some of that Milk Bone. So I broke a chunk and handed it to him, he munched away! Then I spied his crate, and broke a bunch of them and put the water bowl inside of the crate. He gladly went into the crate and I shut the door and locked it and placed a towel over it.
She then told me “school is out” the kids would destroy the place if she’s not there! So what I did was, I posted the Citation on a window that wasn’t really visible from the street, but it was POSTED! I did warn her if a Cop sees her inside, he/she can arrest her. The next day, I arrived with the permit. And duct taped it to the window - outside. Well, she put the Permit over the Citation Sticker!
ME: Thank you!
CODE went to the Deputy - they spoke. I then said “She’s on her way.” Deputy said once she arrives, he’s going to stay put until his paperwork’s done!
ME: Yes, it was sealed off, and that’s why I am about to Red Flag this property! It is a serious violation, and you cannot even permit her daughter, even to a cash-buyer in selling as is! Not even the price she’s asking for! The ROOF HAS TO BE COMPLETELY REPAIRED AND/OR REPLACED BEFORE ANY HUMAN AND PETS CAN INHABIT IT!
Week and some days later, the girls went out to Village Inn, as far away as possible than the usual location (so it could buy us more time if need be).
He then reviews it all, and with his most serious gruff “MA’AM ARE YOU READY FOR THIS FINAL REPORT?”
ME: Slamming the permit → I do not want your initials on it, I want your full signature scrawled on it!
CODE: Oh wait, gimme the camera will ya?
MAN! This guy was a HUGE DUDE! (Even today, I still feel sorry for that tiny Mercedes, and STILL cannot figure out how HE can possibility FIT in that car!) I noticed how the car’s suspension retreated to its original position where it was supposed to be! The poor car creaked and groaned!
ME: I will offer $47,500 for the property.
I made sure the bases were all covered. Once at closing, her daughter almost didn’t sign anything, she was trying to change the price. But the Title Company (I’ve had rapport with them for years) warned her she couldn’t back off. They do have a lawyer there that comes and goes, and he happened to be there, so he came in the room, and told her flat out, if she didn’t sign it or refuse to sign, it had dire consequences that I would sue her for far more than the property was worth and win, easily! All because the contract was breached!
The paperwork was complete, and then he said “Are you ready? You can tell your daughter the house has been sold! It passed with flying colors! I know this woman very well, and she knows I’ve made every effort possible to even YELLOW or RED FLAG her work and never once have I had this opportunity to do this! We ARE NOT friends, we know each other! She knows I hate her! She knows I try to find fault in every single work she’s done! She knows I am an Ass-Hole! Right? Right?”
The Officer reviewed it all, and said “You will only get $3,010.00”. She began to cry, and yeah, she signed silently, and then asked for the check, which took about a few minutes afterwards and I then asked for the blueprints all property documents. She assured she will mail it to me and then said “Those people that lives to the south end on your left? Do not give them any of my information! We never were friends. They’re complete idiots!”
HIM: Great! I think I can get her out of the house pretty easy. The girls love her, and I will try to get them out to a “lunch date” so that should give us an hour or so!
To secure this position, I added additional support construct. It was now perfectly level. And once again, I was taking photos, and HE arrived about an hour early. (I left the taped levels inside of the roof so he could see without having to creep and crawl every direction.) Then Mom arrived early, she wasn’t feeling well. I told her it was okay, she can remain here, because the work was all done, it was now under final inspection.
He was done with the interior and told me I can remove the levels out, and he spied her, and then put on his “arrogate gruff” with the attitude of “FAIL” written across his face! Man! He does that very well, because of her reaction, her eyes was nearly about to pop out of their sockets! She frantically went “chain smoking”. I told her she can relax, but noooooo - she went on to say “WE’RE GONNA LOSE THE HOUSE! YOU BLEW IT!”
She then went outside in the backyard, she took the paperwork I had written down, since I can read lips, she was trying to emphasize why her house never sold, why the buyers were running away, why cash buyers wouldn’t even make an offer!
Her daughter gave her Mom the POA (Power of Attorney) because apparently she had remarried and resided several states away.
I knew right away what it was. The Roof.
She’s upset because HE is there, and HE said “You guys went out to lunch and she came along and was interested in this property. She’s probably going to buy it!” Her demeanor changed in a hurry.
At the CLOSING - her daughter then said “No no, I am taking the 2nd mortgage with me!” You cannot “take the 2nd mortgage with you”. We had to explain to her that the 1st mortgage which was very small, about $7,000.00, would be paid, but her second mortgage is TIED to the property, has to be paid! She was really confused! She kept saying “2nd Mortgage was her personal loan.”
CODE: Inspects the photos. Goes up and looks around, Yeah, perfect! Can’t get any better than this! Well done!
The Officer said “Name - I can post a quickie, but yes, I can remove your address off.”
She could never understood why I laughed at her! While going out, to put the stuff away, he comes up and says “I NEED THAT AND I NEED THIS!” My 4 foot level and ladder. He didn’t ask, he just basically grabbed it! *laughing*
I returned the next morning, with dual jacks. Allow me to amplify that it’s easier said than done! If you never ever had to balance a roof, be glad! It’s a major pain in the butt! To speed things up and to make it easier for me, I had levels taped to the main beam, levels taped to the rafter beams. Once they all appeared aligned. I took the main (a 4 foot level) and went up on the roof, checking every single spot!
CODE: Yup!
MOM, she proceeds to light up another cigarette and I then grabbed the pack and said “ENOUGH ALREADY!” She is sitting there whimpering! With a beam in his eyes, he then said “Are you that vulnerable?” I am sorry, I had to walk over to the kitchen and was literally cracking up! I couldn’t help it! It’s not funny, I know, but to me it was hilarious! If anyone wanted a literal definition of “Being on wit’s end and on the edge of their seat.” This was a perfect description!
ME: Okay.
Her mother GASPED when she saw me writing all these checks! Kept asking me why? I said “That check is to pay the violation ticket. This check is to acquire the permits, That check is the filing check and….” Then she stopped me and said “FIX THE (bleep) ROOF!” But she didn’t want to leave because of that!
This was the major surprise, the Title Company found out the last minute, there wasn’t just a small first mortgage, there was a hefty second mortgage!
NOW, the roof has passed, in a couple of weeks we will have the closing. Her mom phones her daughter and goes off the wall about the entire event.
One of the first things I noticed. The property did not have a front door! The only entry/exit was the carport door. I could see that her little Yorkie got left behind, as it kept yapping and yapping and growling like a mad maniac!
Every time he made a move on the roof, Mom would become so skittish, she was a nervous wreck! I brewed coffee for her, and she had three cigarettes lit up! One ciggie on each hand and one in the ash-tray! She was so jumpy! Another “thud” on the roof … JUMP! Another movement … JUMP! This poor woman was literally on the verge of a break down and I began to become concerned.
CODE: So they say!
The girls were instructed to Blackberry him a message once she was at the restaurant. And I just happened to be a couple miles away, and he PHONED and said “Get over here. I will be here in about 10 minutes.”