A St. Louis buyer offered $15,000 over asking on a $245,000 house, only to get an inspection report that was mostly reassuring outside of a couple of lingering questions.
What gave them pause was the age of the heating and cooling equipment, and a potential termite issue.
Here's what to know
The buyer told the r/FirstTimeHomeBuyer subreddit that an inspection turned up a short list of relatively minor issues.
Per the Reddit thread, the issues were two ungrounded outlets, missing insulation wrap on the AC refrigerant line, a failed window seal with no signs of moisture, a small area of deteriorating chimney mortar, and evidence of termite activity but no active infestation.
The roof and water heater were both 2 years old, and the report flagged no structural problems. The house also had a 16-year-old HVAC system.
The original poster said the termite finding was "a little alarming." They also said their agent told them termite evidence isn't unusual and that the seller had treated the property. The poster separately asked whether buyers ever pursue credits for HVAC equipment that still works but is considered "past its peak efficiency."
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Commenters mostly treated age and defects as separate issues.
"Age is not a defect," one said. "If your inspector says the HVAC is working, it's working."
Others said the inspection items were minor enough that they would not request concessions.
More background
The buyer also clarified that the property is in St. Louis, Missouri, and said the report mentioned termite tubes but "nothing active." For many commenters, that distinction mattered, since old evidence didn't raise the same concern as a current infestation.
Some responses came from buyers in Georgia and Southern California, who said termite history is common in many older homes and in places where pest activity is routine. A Georgia buyer said they had required termite treatment and a bond from the seller in their own purchase, while a Southern California commenter said "nothing from the inspection is a dealbreaker."
The same poster shared that they received a $10,000 credit on a 24-year-old HVAC system after first asking for $20,000, but said that happened in a buyer's market with motivated sellers. In this case, several commenters said the OP likely had less negotiating power.
What can be done?
For the older furnace and air conditioner, most advice focused on planning ahead rather than expecting a replacement.
"AC and furnace are past their prime but probably have a few more years in them," a user wrote. "Start saving so you aren't surprised with a big bill."
A few users said there was no harm in negotiating, whether by asking for a credit or simply seeing if the seller would move at all. Even so, commenters who had gotten HVAC concessions before also stressed that timing and market conditions matter.
"You offered over asking price because you were competing with other buyers," one wrote. "One of those other buyers would happily accept the house as it is when you terminate."
Where can I learn more?
Buyers dealing with older HVAC equipment or inspection concerns run into these kinds of issues all the time.
• A homebuyer weighed legal action after an inspector's $12,000 mistake left a costly heat-pump issue undisclosed.
• A homeowner was stunned when a $48,000 quote followed advice to replace working HVAC equipment early.
• In Texas, a homeowner questioned a $35,000 quote to service a seven-year-old HVAC system.
• In Houston, a homeowner balked at a $16,000 repair quote for basic AC work.
• Another homeowner called a bonkers HVAC repair quote excessive after seeing steep itemized charges.
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