Nine offers, three inspection structures, and the repair credits surprised me
I've been tracking my own offers for the last fourteen months because I couldn't tell whether the inspection contingency was costing me deals or saving me money. Nine offers, four accepted, three closed. Small numbers, so treat this as a log rather than a finding.
Structure A, full inspection contingency with a repair or credit request. Used on five offers, two accepted. Average credit obtained on the two that closed, $7,400 on purchase prices of $310k and $395k.
Structure B, information-only inspection. I keep the right to walk on anything I find and I agree up front not to ask for repairs or credits. Used on three offers, two accepted. One closed, no credit obviously, and I walked on the other after a foundation finding, losing $600 in inspection and scope fees plus nothing else.
Structure C, pre-offer inspection paid out of pocket before writing. Used once, $780, offer not accepted. Total loss.
So B won me acceptance at a better rate on tiny samples, and A produced $14,800 of credits across two deals. The thing I can't resolve is whether the sellers who accepted A would have accepted B, in which case A is free acceptance-wise and strictly better, or whether A cost me the three rejections and the credits are just what I got paid for the ones that stuck.
Under $500k I'm getting real competition. In the $500k to $900k band the buyers I'm bidding against seem slower and less worried, and I suspect A costs almost nothing there. Interested in whether anyone's tracked this with a sample worth having.
Which inspection structure would you write on a competitive offer today?
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