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New Home - Inspector Found some SERIOUS issues.
Gren wrote:
Oh boy. Just this past friday, my wife, our broker, an indepedant inspector and I converged and met regarding a house we're looking to buy. We love this house, and really have begun to dream about what we can do with it. It's a little bit of a fixer-upper, but nothing crazy... or so I thought. Enter.. the inspector. "Hmm.. well.. that roof is an issue" "Oh?" It turns out, the seller never replaced the roof.. they just layered it. 4 -6 layers of shingles. We had an opportunity to get in the attic and see the roof from the inside-out and found there was NO plywood sublayer for the shingles. They were nail directly onto the rafters and then scaled. No sublayer.. no tar paper.. just shingles. 4-5 layers of 'em. SO. (1) We need a new roof.. the whole thing ripped up and replaced with plywood (or whatever that first layer is) and shingles. Next thing. (2) 60 amp electrical service to the house. (ugh) ORIGINAL and ACTIVE knob and tube wiring throughout. I would say 10-20% of the house is knob and tube/fuses.. the rest on a curcuit breaker. Need to have it updated to 100/200 amp service. annnddd.. (3) some wood boring beetle damage in the basement. One load-bearing girder and the stairs leading into the basement need to be replaced/treated. that's the major stuff. we've asked the seller to address these issues.. I'm just afraid of the fact that although we've fallen in love with this home, the roof might be a serious problem and could lead to us passing on the home. I honestly don't know how much these various tasks will cost the seller to fix. I'm guessing (I could be way off) but.. 10k for the roof, 1.5k for the electrical (60 amp to 100 amp) and 1.5k for girder to be jacked/replaced and new stairs. And this is to be performed by licensed contractors, not by the seller's buddy handyman. purchase price for home.. 154k. my 'estimated' cost for seller to repair these issues: at least 13k. (could be much higher, I dunno) need advice. Please clarify: Do you have a signed contract on this property? If so, does it state that the seller will perform repairs the inspector finds? Or, does it say you can back out of the contract. If not under contract, all you can do is make an offer based on the defects found. While the roof and beetle-bored beams may be an issue, the 60 Amp service and K&T wiring is not unless mandated by FHA or the local city. I'm not being critical; I just get the feeling that you need to get up to speed on the whole home-purchase process. Jim |
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