- 5 years ago
- Wedding: May 2012
Trying to figure out if we should just walk away from a home or pay the money for the additional inspections and try to negotiate (even though the sellers have proven resistant to negotiations earlier and were nickeling and dime-ing at the end).
We put in an offer on a just renovated home, figuring this would mean we wouldn’t have a lot of issues. The major ones are below, but there are a number of other “minor” ones I haven’t bothered to write out below.
- Termite damage – visible evidence for issues in garage, also holes for treatment at the house. Last treated 2010 (by the owner before the contractor who flipped the place) we found out.
- Chimney – issue with two flues not being properly separated at the top and likely needing to add a steel liner or masonry to fix
- Foundation – some cracks, including through some bricks
- Hot water – doesn’t work. Starts hot, doesn’t stay hot for 5 minutes (no showers….). Likely a very old water storage tank that is the issue and needs to be replaced
Issues the contractor created in the renovation:
- Shingles put too tight together – already created buckling
- Porch boards put too tight together (water can’t slide between even in cold winter) – will create water pooling issues
- Windows not properly “flashed” – evidence of leaking from the summer already
- Insulated areas that shouldn’t really have been insulated such as ridge vent (need to remove ridge vent and reshingle. Long explanation re how it’ll quickly get wet, moldy etc otherwise)
Minor but still safety issues we’d need to correct at some point:
- Garage doors – one doesnt work, other doesn’t have safe fail of stopping if pressure (aka small child) is under it, although the eye beam does stop it.
- Handrails – need to be added to two sets of porch steps (current 2 by 4 is too big to grab)
- Drainpipes – he missed installing one, others should be extended more from house and not aimed at foundation
- Bathvent – he installed one w/o flaps to it so it will let in cold and animals will nest inside
- Wires – in basement are under joist, not up to code (yet passed inspection) and falling down a bit
Many other issues we can correct later (e.g. sealing driveway cracks, adding caulk to corner joints in bathrooms, adding support in middle for basement stair banister)
So the minor ones can all be fixed, but they start to add up in cost…particularly when you consider the big issues that are there. I’m also concerned about the fact that the contractor did a lot of errors in the renovation – on bigger items above, but even little items (e.g. the stairway step was cut too far in on several spots, a few cuts near outlet plates in the sheetrock), so it makes me wonder what’s hidden that he’s done.
At the moment, we’re into it for $625 inspection plus radon (and maybe part of the appraisal costs though we called to stop it). But….
- Chimney inspection – $650 (two flues, report)
- Pests – $150, would need to also have contactor/carpenter there as well though to give estimate though
- Structural engineer – $460+ depending on time
- Pool inspection in spring is $600
- HVAC – ? (Need to find out if the current unit is large enough to handle the new system they put in the house)
So much for a renovated house having fewer initial issues! We are going to sit down…perhaps drink in hand…and talk about whether we want to get all of these inspections done or just quit now while we’re behind
ETA: Been trying to fix formatting but I’m giving up now. No nice bulletted list