Post # 1
We finally found a house that we loved enough to make an offer on! Hooray! New HVAC, new water heater, roof is only a couple of years old-wahoo! Mostly, house seems to be a very well built one that has stood the test of time (in most ways…definitely not cosmetic in parts! Haha) since it was built in 1969. We got the inspection and the inspector pointed out a very thin horizontal crack in the basement, along the foundation. He said that it could be very minor (previous owner put a french drain in to divert water around the house, it is kind of set in the middle of a hill-hopefully the drain fixed that issue and the crack is all that’s left) or pretty major. We’re going to get a structural engineer to check the house out before we commit, and I would love to hear your home inspection stories! Did anyone walk away after one? Did they find anything crazy? Did most of you luck out and get two thumbs up from the inspector? We’re first time homebuyers, so all of this is new!
Post # 2
Our found “moisture” in the attic/roof area. The homeowners tried to say it was just the bathroom fan not being run as frequently as they should have. So we countered that it had to be checked-out by a roofer and fixed. They refused to fix it. Our realtor ended up paying for the roofer to come out (roofer of our choice). They figured out that there were not the proper vents installed when the home was built (only 3 years old). The roof was still under warranty, so we contacted the builders and they paid to have all of the vents installed. We weren’t going to agree until it was confirmed that it was not a problem. We would have walked. Glad we pushed back.
Post # 3
- Wedding: July 2017 - State Park
Our inspection found only minor things, plus our radon was high. Sellers agreed to fix a couple things, gave credit for a couple of others.
Two of the things the inspectors found to be only minor have turned out to be pretty major because what they could indentify is only the tip of the iceberg.
Home inspections give good insight but can’t give you the whole picture. You’re buying an older house, you’re going to run into problems that the inspection didn’t find. (Underneath the carpet? Asbestos tiles! Fun for the whole family!)
I wouldn’t worry about a crack in a foundation of a nearly 50 year old house – houses settle, the ground freezes and thaws, they’re common. I’d be surprised to hear that it needs anything other than to be sealed.
Post # 4
Our house is almost 100 years old. The inspection was pretty routine though, just some minor things that we had the sellers correct before purchasing. I think its smart for you to get a structural engineer to check out the foundation! My philosophy during the inspection process was that I’d rather spend a few hundred $$$ on additional inspections than risk unknowingly buying a home that could potentially have a serious issue that could cost tens of thousands of $$$ to correct. We even chose to get mold/indoor air quality testing done.
Post # 5
Home inspections are so hit or miss. No inspection is going to catch everything, and the wording of an inspection can really influence how the flaw is perceived. No house is perfect. Especially if you are getting an older home, there will surely be some defects.
A few years ago I tried to sell my house. We had a buyer, but the inspection sank the deal. There were a few flaws that the buyer didn’t like, so he backed out. The inspector was a little judgy on the report, suggesting we had an excess of certain household supplies because we were having issues with the house. We had a lot of those supplies because DH had recently moved in. The second time it went through inspection for a different buyer, the buyer didn’t even ask for any repairs or extra negotiation, and the sale went fine. It was like night and day.
When we were looking for homes again, we backed out of a deal because of water damage in what should have been a really nice newer home. The house we have now went through a pretty clean home inspection, so for that we are grateful.
Post # 6
our home inspection found some minor issues, but overall he said it was a solid house he would let his daughter buy (his daughter is my same age and was also looking to buy a home).
some of the things he found were non issues (he said there was live knob and tube.. but the electrician said it was all dead, whoever rewired the house was just lazy and left it there)
some things he found were way more money than he thought.. he thought the chimney needed repointing and a new cap and estimated it’d be 1k to fix… well, in reality try 10k. so that sucked.
he also didn’t notice the entire kitchen was on a single circuit, so we are spending another 2.5k to pull up a few circuits.
he also didn’t notice the newish water heater didn’t have a thermal expansion tank (i.e wasn’t installed to code!), nor an off valve (!!!).. so that was another 1k.
I dunno if we would’ve walked away if we had known. (in the seattle market you can’t negotiate)
Post # 7
I’m a real estate agent, so I’ve seen my fair share of crazy stuff during inspections. However FI and I bought a house together last year to flip. We knew going into it that it had some issues. My inspector estimated around $15k termite repair, $10k for the knob & tube wiring, $5k for removing asbestos tile and another $2-3k to remediate the high radon. There were multiple offers and we did go over asking price, but I was able to get a $15k credit for us. After we opened up the walls, the termite damage ended up being closer to $30k. We used my favorite inspector and now whenever I’m at an inspection with him and my buyer thinks the the house has “too much work” he cracks up and says “you should see the piece of sh*t she bought!”
Post # 8
sarahparkview : I hope so!! Looked at it again today, really is a tiny little crack. We’re still getting a specialist to reassure us-but I think it will be fine.
Post # 9
Hey! Just wanted to say good luck on purchasing your first home! As far as the inspection goes, I say go with your gut instinct. We actually walked alway from the first house we put an offer on after the inspection, because it had some major structural issues going on. The had put in an addition that had a pretty heavy fireplace along one wall, and because of the weight and it not being supported properly, it was pulling the wall down from the ceilings. During the inspection, we noticed a half inch gap from the wall/top of ceiling and a door that wouldn’t open properly because of it. The most frustrating part about it was that the sellers knew about the issue and didn’t disclose it on the sellers disclosure paperwork- when we asked them about it, they said they had known about the issue but didn’t have a chance to fix it yet, but they would credit us $750 to fix it. We hired a structural engineer to assess it and he said it was a minimum $10,000 to fix it. Needless to say, we walked away, and found a much better house. Even though I felt like we wasted $500 on inspections, it was definitely worth it to walk away from a house that would end up becoming a money pit!
Post # 10
We had one done on a darling, old home that I reeeeeeally wanted. But he found so.many.problems. AND in our city, a seller must get a mini inspection by the city (truth in housing), which he did not do. I actually reported the seller to the city ONLY because some of the problems were major electrical ones and I could not live with myself if I heard that there was a fire in the house and people/kids were hurt or worse. The house is in the neighborhood we eventually bought in. Otherwise, I have not had any major issues.
Post # 11
Thanks Bees! We consulted an engineer who confirmed that the house is in great condition and that the crack is nothing to worry about. Hooray! Now it’s time to get excited for moving.
Post # 13
Like others have said, no home inspection is going to find EVERYTHING – that’s virtually impossible. Some things might just be minor at the time of inspection and don’t present themselves until years down the road. While it’s 100% important to get the inspection, don’t be surprised if things pop up a few years from now.
When we bought we only had super minor things found. A seal around the base of a toilet needed replacing. Little things like that. The seller fixed them ASAP. Had we found anything big we would have walked.
We just went under contract with our home now. We had two known issues, and both were already addressed before the buyers came to view our home (we were justing waiting on the repair people to make it out).