Sunday, March 12, 2017
Real estate update
Last week, I reached out to the mortgage dept of the bank, to inquire about when the appraisal was going to take place, as I was originally told within the next week, and a week had passed. I had asked the realtor to let me know when it happened. I have been working with the Vp of the bank's mortgage dept, and he replied, "I'll put some heat on them."
My house inspection was last Thursday, as I arrived, the realtor told me that the appraiser would be there later that same afternoon. Guess that is what putting the heat on meant! or it's just a circumstance. We await the report, expected some time this upcoming week.
It was a bit crazy on inspection day as a team of 5 men, each with their own subspecialty, were going through the prospective home. Additionally, one of my contractors was there to put in a bid. Having been married to a former builder, I know a bit about construction, and have had my concerns, but awaited the inspection.
Pests-no sign beyond perhaps some carpenter ants, but CT is known for that. Just watch come Spring. I know from experience that the rains especially bring them out-ick.
well-will need to have the current 30 y.o. well tank replaced with the new technology style, bladder tank. Much more efficient, less strain on the well pump, requires no annual service like the current one. I should get 6 months out of the current tank and either service it or replace it. $1400.
septic-seems ok, dye test was good. If it hadn't been pumped in past 2-3 years, it should be.
plumbing-Master shower leaks into cellar. This is an issue. Per the contractor, it will have to be ripped out, redone. The all white tile in the pink bathroom is a dead giveaway that this was a repair,just badly done.
Additionally, the laundry room appears to actually have been an original storage room with a door to the back yard, sharing a wide concrete slab as a stoop. One can clearly see where the door to enter said room was closed in (vinyl sided home) and a window installed in it's place. The scrub sink is not properly vented. The installation with existing piping is not in code. The laundry machine also has had a "you have no idea what you are doing" type installation. If standing in the back yard, one can see that there is a hooded dryer vent coming out of the cellar, where the laundry would have originally been. Moving it upstairs made sense, however, there are concerns on how it was constructed. Per the contractor, he can't figure out how/if the washer is connected to the septic. If it isn't, the grey water would be exiting the home, near where the well is.
The kitchen sink had leaked (now repaired) for some time. The wood in the cabinet floor below is warped and will need repair. Appears that the original L shaped footprint of the kitchen was maintained (cost savings) as the sink remains under the window, the range under a microwave/fan unit that is exhausted outside *(yes!) using the original, hooded exhaust channel. I have no way of knowing if a dishwasher was original to the home in 1960, the install was not correctly done, the inspector couldn't get it to run.
Mold- on some floor joists down cellar from aforementioned leak
Water tests will come in this week
Radon tests will come in this week
The materials used in the kitchen and laundry are questionable, the work done in the handicapped bathroom is awful, from tile on. Not overly concerned about the bathroom as it's getting gutted. I am concerned about the laundry grey water, septic records, permits for the laundry-which would have been required, due to the plumbing being added.
I called the health dept to see if they had records and was advised to first go to the accessor's office for the field card, which they would need to look up particulars. The field card showed permits for the deck 2012, well dug deeper 2011, septic repair 2004. Next stop was the building dept, where I put in a FOI request for all permits pulled for that home. If my suspicions are correct, the laundry was not permitted, and from what I can determine, and based on what the contractor is saying, will need to be completely redone.
My nerves made me put a call in to the attorney, who advised me to cancel our appointment on Mon to sign contracts, and to call the realtor. Meanwhile, he would be contacting the seller's attorney. When I called the realtor, I discovered that she was copied on correspondance to the seller's attorney. I told her that there are concerns with the laundry plumbing, whether or not it was permitted work, and that it should be brought up to code. Her reply was that codes from say the '80's when it was put in, may* have changed since today. I advised her that while materials authorized to be used, distance between fixtures changed etc, the code violations found are pretty basic ones that would have been in effect even in 1960. She asked me what I want to do. I told her that I am in the process of doing my homework and know that I have the following options:
-walk away as I am dissatisfied with the inspection
-continue with the purchase and ask for monies credited back at closing to cover the repairs
She replied that it's an estate sale, which has been the buzzword whenever I have inquired about something.
It's a scarce type home to find (location, size of lot, basically 1 level (one level for bed/bath wing, and a step down to living/kit/dining/laundry), that was well built. Whomever did the handyman special work . . .I have to determine just what the situation is on the laundry plumbing. Realtor keeps saying that regardless of what my contractor states, they only go by the inspection report. I did call and speak with the owner of the inspection firm, he told me that the leaking shower will be in the report. When I discussed the laundry, he was kind of fuzzy on that, not sure if there was an inspection, anything found . .I will perhaps have to press him on that and get him back to view it again.
I have a call in to the septic guy re: the laundry waste pipe. The contractor is recommending that the kitchen and laundry be completely repiped and that is a very $$ bill from him. Yes, I need more eyes on this, more quotes.
So, what to do? The inspections will be in by say mid week, alloting me 3 days to respond to the seller.
I have asked DX to view the property, and he has agreed, we will be there monday morning. I trust his opinion 100%. As I was coordinating times with the realtor, she reiterated that it's not what I want to have done as in my own upgrades but rather the existing condition of the property, again referencing the inspector's report. I plan on taking photos of the areas of concern and sending them back to the inspector creating the report. I told her that this is understood, and my goal is to discern the installation of the kitchen sink/D/W as well as the sink and washer install in the converted laundry room.