| Issue | Severity | Cost Estimate | Timeline |
|---|---|---|---|
| HVAC System Failure | ●●●● | $6,000 - $10,000 | Immediate |
| Active Roof Leak | ●●●● | $800 - $2,500 | Immediate |
| Federal Pacific Panel | ●●●● | $2,000 - $3,500 | Immediate |
| Missing GFCI Outlets | ●●● | $600 - $1,200 | Immediate |
| Foundation Cracks | ●●● | $3,000 - $8,000 | 0-6 months |
| Water Heater Corrosion | ●● | $1,200 - $2,000 | 0-6 months |
Lead with: HVAC failure + active roof leak = habitability crisis. Property is unsafe in current condition.
Reinforce with: Federal Pacific panel fire hazard + code violations demonstrate pattern of deferred maintenance.
Closing language: "We're asking for a $20,000 credit to address life-safety issues discovered during inspection. Without these repairs, we cannot proceed to closing."
Immediate (Before Closing): HVAC and roof must be addressed.
First 30 Days: Electrical panel replacement and GFCI outlets.
Within 6 Months: Foundation repair and water heater replacement.
Non-negotiable: Seller must complete HVAC and roof repairs before closing OR provide minimum $18,000 credit.
Rationale: At asking price, property represents excessive risk. Comparable homes nearby don't have these issues.