Buyers asking for a 3k reduction

[cared]

I’m selling my bungalow, and the buyers want a discount because there are no fensa certificates. My uncle, who’s a builder, replaced all the windows and doors 3 years ago. I offered to cover the cost of indemnity insurance to finalise the deal, but they declined and are now asking for a 3k reduction instead. The house has had a new boiler, rads, windows, front door, french doors at the back, new bathroom, flooring, guttering, a new driveway, and a few other minor updates. While it’s a small amount in the grand scheme of things, I feel like they’re already getting a good deal considering all the work I’ve put into the place, and honestly, I think they’re just taking the piss. AIBU to call their bluff?

Good point, maybe the buyers will walk away, how much have they invested in the process so far?

I don't know anyone who doesn't have FENSA windows @cared. It's a minimum requirement for most people.

Stick to your guns.

In fact give them a week to exchange contracts, or you will withdraw it from them, because of a lack of confidence in them as buyers.

Watch how they backtrack.

I have no idea

I would never agree to indemnity insurance. It usually only covers legal costs related to any problem. The buyers would have to pay for new windows for a start. I'd bite their hand off for only £3 grand reduction tbh! Your best bet is to somehow get certification.

Seems reasonable!?! They've offered 15 K below the original selling price then they want another 3K off

We had our windows replaced by a builder about 4 years ago. He wasn't FENSA registered either so he told us we had to get Building Regs inspector out from the Council which cost us less than £200 IIRC. To be honest, for what he did when he came it was a complete waste of time. He only looked at one window - it's a 5 bed 3 bath house! But at least we've got a certificate if we come to sell. No idea about retrospective building regs inspections but if they're possible it'll be a lot less than £3000.
If you're not in a rush to sell I'd call their bluff.

My parents don’t have them and they’ve lived in their house for 20 years, auntie the same. My friend has lived in her house for nearly 8 years and doesn’t have them either. I guess it’s not a problem unless you sell.

I would want a discount for not having FENSA - it validates the warranty with new windows. I actually don’t think 3k would be enough, unless you have the indemnity on top. Windows are an expensive hassle. On viewing and seeing new windows I’d think that’s one job that won’t need doing for 10 years. But with no certificate (and hence potentially dodgy installation) it’d be back on my “may need doing soon” list. I wouldn’t trust a seller saying “but there’s been no issues with them, my uncle is a good builder” because imo good builders are very good at ensuring the correct certification is in place.

Sounds fair

why didnt your uncle register the windows with Fensa?

First time buyers often have annoyingly meticulous parents hovering over their purchase. They annoy me. Either that or they just go with anything the money grabbing solicitor tells them and don’t know that things are optional

id personally tell them to fuck off but you might risk it happening again depending on your area. Can almost guarantee they want the house more than you need the sale though.

Sorry in what way was it obvious the windows and doors are fine? Have they been in your house in all weathers? Particularly stormy, driving rain? How do they know the glass is installed the right way for security reasons? That the windows and glass are appropriately energy rated?

Most people couldn’t confirm this from one or two ten minute visits to a property.

I actually didn’t care about FENSA as we knew we were going to fit new windows and doors, but actually our seller not having certificates was the biggest hold up to our sale as our solicitor wanted the confirmation as part of their duty to the mortgaging bank.

Lack of Fensa does not = 3 grand. I’m not convinced they have hovering parents I just think they don’t know what they’re doing.

If you had other interest and you’re not desperate to sell then just say no.

you can say no, then they’ll insist on retrospective certificates

then you say no and they pull out

the next buyers will ask for the certificates

They’ve pulled that figure out of their arse

Besides the point but what if you can’t find the FENSA certificate? I had new windows in 2007. No idea where they are now ?

They viewed the house twice once before Christmas and again in Jan, both times chucking it down. Also had a survey which didn’t mention anything about the windows or doors

Your house will collapse apparently 😂

This will be a total waste of money - you both know that the windows are uncertified and therefore illegally installed so don’t waste the money on an indemnity policy.

you broke the law by not having either a building Reg’s app or using a self certifying installer.

your best options are either accepting the reduction in price or applying to your local authority for. Regularisation certificate. Bear in mind that for the certificate to be granted, the windows will have to be of the correct spec, have safety glass in all the correct critical locations and have escape windows in the correct locations.

Apply to FENSA for a copy. Your local authority will probably hold a record that it was registered with them.

I’ve just gone down a Google rabbit hole and fensa certification is indeed important! However it can be rectified. OP, if I were you I would jump through the hoops to get the certificate. It’s worth the hassle for £3k and a smooth sale.

I think it’s cheeky as an indemnity policy should be all you should need. We had the same issue as we didn’t have a fensa certificate because we paid a friend of a friend cash in hand so they didn’t register them (I didn’t know this at the time!). If we wanted to register them we would have to pay the cost of the tax we didn’t pay - again I didn’t know this until we sold 5 years later. With an indemnity policy they can’t have any issues with it as not their fault or something? That’s what our solicitor told us and it was much cheaper and all went through fine. Unless things have changed in 3 years!

Illegal windows?? 🤣

So for an extra 3 grand off they're prepared to ignore the fact that they still won't have FENSA certificates?

It sounds like they're trying it on.

They're not going to replace all the doors and windows again, are they? Not with 3 grand they're not.

If you are happy to risk them pulling out by not giving in to their demand, then perhaps you could pay the couple of hundred pounds that people are suggesting that will get you retrospect certificates/regs or whatever. Then the next buyers who come along will have everything they need and you won't have the hassle again.

Cannot believe some people are saying you were cutting corners by hiring a relative to do the work. If it's someone who you trust to do a good job, I'd take that any day over a builder you've found online who may or may not be arsed to turn up and do a decent job. Not that that will matter to buyers, they don't know your relative - just wanted to say that I don't think you were cutting corners, quite the opposite!!

An indemnity policy only covers you if you weren’t aware when it was taken out whether or not an app would have been required. Both parties know it should have been certified so the policy charge would be a total waste of money