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?

apparently so 😂

Get the windows regularised through building control. It’ll probably be less than 1k.

Otherwise, expect any offers to be lower than the asking price.

PS Indemnities are worth nothing.

Tell them that the price you advertised the house at reflects the condition that it is in. The price would have been higher if the windows had recently been replaced and certificated.

Good point!

Indemnity insurance doesn't cover the cost of resolving any issues, only covers any legal costs involved.

I don't think idemnity policies have any value (other than to the insurance companies).

What good would an indemnity policy be?

You can see them online but you have to pay for duplicates.

Did you have loads of other offers?

If they are buying a house with 3 year old windows, too right they want a cert.
The panes could blow 5 mins after purchase

It's not just a warranty, it's is in lieu of building control and that the windows were fitted by a qualified person.

Fensa actually come round and check if they're installed correctly too, sometimes. I was gobsmacked when they came here.

2 others, but chose them as they are first time buyers

FTB will want everything in order. It's different to knowing it's unlikely to be an issue. Plus they will have problems selling too, if they need to.

How long does a Fensa license last? Until you get new windows?

And out of curiously, how much would it have cost you to get a Fensa license for them? I want to compare the cost to their 3000.

I disagree with you. OP is cutting corners on the administration side of things, maybe jot the actual building work.

I have no reason to disbelieve her if she says the relative is a good builder as I’ve no skin in this game (although as the buyer I’m not sure I wouldn’t get a second opinion), but the fact remains that by not bothering to get Fensa/Certass certificates, she’s created a problem for herself that any conveyancer is going to flag.

The discount is clearly a tactic but I’m sure they’re not the only people who would try it.

There’s also the risk to the buyer that they don’t actually have any idea when the windows were done. You can tell them they were done 3 years ago but for all they know they were actually done 8, 10, 12 years ago; you’ve no proof.

Thank you. Just looked £30.

According to ChatGpt, it costs 100-200 pounds to get a retrospective Fensa license.

Buyers are taking the piss. I wouldn't entertain them, and wouldn't bother me if I lost them as prospective buyers. Prefer a fair sale and to walk away with dignity intact.

that’s assuming that the windows are compliant - there is every chance that alterations and further replacement will need to be done to get the windows to comply and that’s likely to be why they are asking for the reduction

if the OP is so confident that her uncle is a master window fitter, just apply for the Regularisation Certificate and solve the issue 😉

That is true to be fair. I’m not sure how accurate Google maps are but there’s photos of the house before and after so unless those dates are wrong there is that lol

Uncle is a builder though. I'm sure installing windows is straightforward. Can't be much wrong with them. They've been strong for the past 3 years.

I would get the windows inspected and go from there. You might get a pleasant surprise at inspection. If not, reassess how ypu want to negotiate. You dont have to sell to them.

You could always get the council to come and check the windows, I think it's only a couple of hundred pounds.

According to ChatGpt, most houses obtain the Retrospective license.

Sometimes minor adjustments need to be made, e.g sealant.

Only rarely does it fail.

I would take photos of the windows, upload them and ask ChatGpt to give you a general judgement on how well the windows have been fitted.

things that you need to take into account when fitting windows include:

1 - how far into the window reveal to locate the windows - getting it wrong can cause cold bridging and as a result, damp and mold.

2 - safety glass in critical locations. Having glass that breaks into sharp shards if you fall into it can be deadly

3 - trickle vents - ventilating a house can be the difference between having a dry house and a house full of condensation and mold

4 - means of escape windows. Having suitable windows with the correct hinges that allow you to escape in the event of a fire can be the difference between life and death.

you’d be amazed how many builders will fit windows that don’t meet those requirements. Requirements that are there for the safety and wellbeing of the building users.

hopefully OP’s uncle isn’t one of them - getting a regularisation application would be the quickest way to find out

Agree with pps - either get the retrospective sign off or accept the discount.
You’ll more than likely come up against this again if you pull out so you may as well try and get it signed off yourself before pulling out.

Will pulling out and restarting the process cost you much in fees? I’d consider that too.

I would get a 2nd opinion before applying for the license as if application fails, you are legally required to recorrect windows.

Most new windows open out fully should there be a fire, and almost all modern double-glazed units supplied in the last 20 years already use safety glass.