Post # 1
Hi Everyone, Hubby and I put in an offer on a home on Friday and by Saturday the sellers accepted! The bad news is we had the home inspection today. I have no seen the final report yet and probably wont for a few days since they are doing a radon and water test as well. However during the inspection there were a few things that jumped out at me.
1. There was a probably with the septic. Its a problem, but we can go back to the seller to have them fix it.
2. They have a half bath downstairs in the finished basement. The inspector found that the electrical box was in the bathroom (which is not up to code)
3. When the sellers put in the new fridge and upper cabinets they didnt measure right or something because you cant open them without opening the fridge door first.
4. They had a fireplace that at one time had a pellet stove, which is now gone. They also have hookups for electic and oil heat. The electric worked fine, but they couldnt get the oil start.
Everything else was a few minor things that can easily be fixed. Hubby thinks that if the sellers agree to fix all that then its fine. Im concerned that they are going to give us a hard time and it might not be worth it. My parents took a look as well and didnt have anything good to say.
Did anyone else have an inspection on their current house or house they looked at that didnt go well?
Post # 2
If you decide to go with this house, you need to include that you will have time to have an independent inspector validate the repair work before close.
Post # 3
TheNewMrsSmith054 : Are you in love with the house? If so, you might as well ask the sellers to fix the stuff and see what happens. Some of that stuff is pretty minor, like the kitchen cabinet thing. But the bathroom might be a big expensive deal and it’s a safety issue.
Post # 4
We had an issue with Radon in the house and had to install a radon mitigation system. Wasn’t a big deal, we just got a quote then took that off the asking price. With older homes, there’s always going to be a problem imo. The offer is contingent on the house being in good conditioned based on what you knew at the time of the offer. If tehre are any issues, then Id be ok with it as long as they offer a credit for me to fix the issue. And personally, I’d rather the credit and find someoe I’d be happy with, rather than them finding the cheapest hack job the can find to “fix”/cover up the problem just to make it look good enough.
Post # 5
Get quotes for everything. Either ask for the seller to fix everything before closing and make closing subject to satisfactory home inspection, or deduct the cost from the contract price, or ask for cash back at closing to cover for all the repairs. If you are going with an FHA/VA/USDA type of loan, you won’t be able to close until the septic and oil are up and running anyway. You can also back out if you aren’t crazy about the house in the first place
Post # 6
You are the buyer, so you can turn and walk away.
If you HAVE TO DO SO, you will have learned from the experience that it is NEVER a good idea to fall in love BEFORE finding out that your Fiance wears a wig, takes Viagra, and has a metal plate in his ankle.
If you KNOW ABOUT THEM BEFOREHAND, they are not deal breakers, but if you find out about them too late, they can make for a bad situation.
We looked literally FOR YEARSbefore we bought our present house. My Darling Husband is SO PICKY that it saved us some major problems.
Also be aware that “a problem with the septic” may be VERY MINOR or HUGE. F you can, see if your real estate agent can get the name of the company that SERVICED the septic system. When we sold my mom’s house, I knew that a very elaborate septic system had been installed not too long before she died. Just by knowing that, I was able to find the company who had installed the system and saved us the need for a $15,000 repair.
Also, a problem like the refrigerator door can seem minor at the beginning, but if you’re holding a baby in one arm and trying to navigate the door with the other, it can become the source of screaming mania.
If everything doesn’t work out with this house, there are 5 more that will go up for sale next weekend. No house is perfect and no broken deal is a disaster. Things happen for a reason.
BEST OF LUCK WITH MAKING THE PERFECT DECISION FOR YOUR FAMILY!!!!!!
Post # 7
TheNewMrsSmith054 : YUP! Paid $400 for it, too. I LOVED that house, but we walked away.
There was TONS wrong with it. Plumbing, electric, stuff under the sink blah blah blah. On and on. So what did I do? I turned the flipper in to the City. In that City there is a thing called Truth in Housing where basically a house has to be up to code or you can’t put it on the market. They have to have it inspected and approved before they can market it. The City opened a case and I could see it all online. He put several more thousands into fixing it up.
I HAD to turn him in, though. Because A) he was trying to save a buck by cutting corners, B) we spent good money for nothing and got our hopes up high and C) I couldn’t live with myself if a family moved in and the house burned down due to the electrical stuff. And a family with kids DID move in (it’s in the hood I live in so I walk by it all the time).
Not saying YOU have to walk away, but this was more than we were willing to sink in a home that should already be up to code.
Post # 8
There are so many things that factor into a home inspection and whether or not you should move forward:
1) Are you getting a price at a value that would make it comparable to similar homes if these problems were address (purchase price + repair cost = market value)?
2) What is your tollerance for repairs? If you want 100% move-in ready, this might not be the house for you. If you’re willing to make repairs, you could bargain for money off and fix these when you own the home
3) What is the age and price range of the house? For a brand new, $1 million home, I would not expect these issues. For a 50 year old $100,000 home, these seem minor (with the exception of the septic, that has to be in acceptable condition before I would purchase)
I own 6 houses, and none of them ever came with a clean inspection, but I either negotiated the price down to make the repairs or decided that the house was still a good enough deal to overlook them.
It’s really personal choice.
Post # 9
RedHeadKel : We found out that this house we previously foreclosed on and a flipper bought it. What we didnt notice, but once we were there for the inspection was that he went with some really nice flooring and granite counters, but went really cheap in other areas like the cabinets in both the kitchen and the bathroom. The bathroom vanity wasnt painted, it was covered with that sticky paper stuff, which was already peeling in some spots and the knobs didnt all match. It looks like all he did was some cosmetic work and didnt bother to check (or fix) anything big.
Post # 10
I review building plans for a living. Here is the thing with private home inspectors. Most do not really know what they are talking about and sure as heck do not know building code. Most states change codes every few years so it is logical a box would not be “up to code” unless it was build lat year. I would not worry too much.
Post # 11
You have to figure out if those issues are deal breakers or not if the seller doesn’t agree to fix them. For instance, my husband and I just bought a house that was completely remodeled (on a 1920’s foundation). Through a previous buyer that backed out/their inspection, we learned that the gray water line to the sewer had tons of holes. The seller did agree to pipe burst the line to put in the new line without digging up the whole front yard (which cost them thousands, but less than digging out the whole yard).
The other items that weren’t quite updated to our standard or liking were not accepted by the seller… but in the end we decided that those fixes were ones that we were comfortable taking on ourselves.
For all the cosmetic work – is it okay with you to spend the next few years updating it to your liking? Is that something that you are okay with spending the money and time on?
And last question – is this house really worth it to have things not perfectly flipped? AKA – is it in the right neighborhood, with the right floor plan and square footage?
Post # 12
I would avoid a house that had been flipped. To me it’s a huge red flag. In my experience of buying and selling over the years, many flippers cut corners in places you can’t see. It may have a nice looking, remodeled bathroom and kitchen, new floors and paint, but that’s just what’s on the surface. Essentially they’re putting lipstick on a pig. The bigger problems are often hidden and are things you can’t see or may not discover (even WITH an inspection) until later down the line.
I fell in love with a beautiful house while we were looking. Gorgeous kitchen, loved the bathroom, recently stained hardwood floors, perfect paint color. Great curb appeal, awesome layout. But when I looked closely, I noticed flaws. Cabinet doors were poorly painted and not hung properly. Kitchen drawers at weird angles. Hall closet had been turned into a “laundry room”, but the closet was so small no washer or dryer would have actually fit in there. Thus leaving you with nowhere in the house to put a washer dryer. Floor in one of the bedrooms felt spongy – they had cheaped out on the flooring job and not installed it properly. Seller in a big hurry to sell. We passed, and I’m really glad we did even though I was disappointed at the time. It would have been a money pit down the line.
All I’m saying is, be careful. Negotiate for $ off but don’t ask the seller to make the repairs. As another PP pointed out, you don’t want them to go with the cheapest person for the job. Some of these things are potentially very concerning. Electrical, septic system, new fridge. I see dollar signs and red flags. Particularly any time a seller chooses looks over repairs. Tells me the repairs may have been too expensive.
Post # 13
TheNewMrsSmith054 : our inspection revealed problems with the roof, electrical, foundation, all sorts of stuff. We didn’t really want them to fix it because we figured they didn’t care enough to do a good job since they were selling. We negotiated the price down after the inspection and also negotiated that they would pay our closing costs (so that we would have the cash on hand to do the repairs). We live in a very hot market and we were not going to find as good a deal even with the issues so for us it was totally worth it. If you have lots of alternative listings to choose from you may just want to pass.
Post # 14
TheNewMrsSmith054 : I would run from a flip that has some obviously shoddy/sloppy work. My biggest fear would be the issues you can’t see and that won’t show up on an inspection.
Post # 15
Honestly, none of those problems seem major, and you would be hard pressed to find a house that has nothing wrong. Even new construction has little things wrong. I’m always a little hestitant over a flipped house, because they are trying to make money and likely taking shortcuts (although they are impressive at first glance). If you have a home inspector you trust and love the house, I don’t think the results from the home inspector are a deal breaker on its own. As long as the house seems structurely sound. You can use the homeinspection to get a price you are more comfortable with, or if you decide you don’t really love the house, now is the time to leave with no penalties.