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njbound07
LIF Adolescent
Member since 4/07 799 total posts
Name:
pimpette
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so we had our inspection today &...
it has it's good & bad things..
The bad things are:
1- The basement has to be gutted & redone (sheetrock, plaster & paint) the cost for this will be about $4-5k. Oh & there may be mold in the basement.
2- There is a bathroom in the basement that has a shower installed & that needs to come out too. The price for this is included in #1. The inspectors thinks that it's the shower that is causing the mold. B/c when they used the shower the water/steam had nowhere to vent out of the house and it got trapped in the basement causing the dampness in there.
3- The deck that the owner built is HAZARDOUS! and needs to be replace/rebuilt. This is a really big deck and this estimated cost to fix this will be around $12-15k.
What do you ladies suggest that we do? We still want the house, as it is located in a nice town & the house overall is nice/beautiful.
Do we ask the seller's for a credit? like they give us the money to repair these things? or do you think it's better to ask them to come down on their asking price? please keep in mind that the sellers are in their mid 80's. and the house is in NJ.
Thanks in advance for your inputs! I really need your feedback... thanks!
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Posted 8/4/07 8:31 PM  |
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Prudential Douglas Elliman Real Estate
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lulugrrl
My 3 Blessings
Member since 3/06 6551 total posts
Name:
L
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Re: so we had our inspection today &...
The last house I bought, had a HORRENDOUS deck also, very unsafe. The homeowners ended up fixing this. With older epople though,maybe you just want to get a credit??
GOOD LUCK!
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| Posted 8/4/07 8:37 PM |
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njbound07
LIF Adolescent
Member since 4/07 799 total posts
Name:
pimpette
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Re: so we had our inspection today &...
Posted by lulugrrl
The last house I bought, had a HORRENDOUS deck also, very unsafe. The homeowners ended up fixing this. With older epople though,maybe you just want to get a credit??
GOOD LUCK!
our only problem is that the seller is old and STUBBORN! he was being a tough guy when we placed our bid.. after awhile we gave in & offered what he was looking for. then he kinda pushed around with the closing date.. he got the date he wanted.
now with this.. I don't know what's going to happen. I know for sure that if he doesn't come down on his price of give us the money to fix these things.. then we can not buy this house.. it's like we bought a car knowing it had engine problems or even worse transmission problems! it just wouldn't be smart of us to buy this house knowing that it has so much going on and the seller's is not willing to meet us 1/2 way..
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| Posted 8/4/07 8:46 PM |
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Gertyrae
Peace out Homies!
Member since 5/05 20046 total posts
Name:
Gerty ®
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Re: so we had our inspection today &...
I would ask him to come down in the price. I understand that you love the house, but if you have to put an extra $20K into it when you move in it's not worth it.
Have your lawyer send him a copy of the inspectors report...this way he knows you aren't making it up...
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| Posted 8/4/07 9:15 PM |
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njbound07
LIF Adolescent
Member since 4/07 799 total posts
Name:
pimpette
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Re: so we had our inspection today &...
Posted by Gertyrae
I would ask him to come down in the price. I understand that you love the house, but if you have to put an extra $20K into it when you move in it's not worth it.
Have your lawyer send him a copy of the inspectors report...this way he knows you aren't making it up...
i think that's our only option at this point.. we'll have the inspection report by wednesday and it will be passed out to our lawyer; the seller's lawyers and both RE Agents.. so we'll se what happens. but if the seller's refuse to come down on their price.. then we have to walk away and start the entire process all over again... oh joy
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| Posted 8/4/07 9:32 PM |
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cjik
Welcome 2010!
Member since 2/06 8879 total posts
Name:
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Re: so we had our inspection today &...
Personally, I would ask for a lower price on the house to cover the expenses of fixing the problems. I would rather do them myself and see that they are done right--the owners may do a slapdash, cheap job just to make the sale.
If it doesn't work out, there are plenty more homes out there. Good luck!
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| Posted 8/5/07 11:49 AM |
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alnem
This is gonna be a good year!
Member since 2/06 9562 total posts
Name:
Emily
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Re: so we had our inspection today &...
Posted by cjik
Personally, I would ask for a lower price on the house to cover the expenses of fixing the problems. I would rather do them myself and see that they are done right--the owners may do a slapdash, cheap job just to make the sale.
i agree. but thinking realistically, you probably will only get a credit for one problem and not both the basement AND the deck.
question for you, would you be willing to take the credit for the basement and then ask the seller to just knock down the deck and you guys build a new one after closing? being that its coming to the end of the summer, you guys probably wouldn't have to do the new deck until next spring anyway so it would give you time to save up for it.
just trying to think of different options that have worked in the past.
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| Posted 8/5/07 12:45 PM |
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counselor74
LIF Adolescent
Member since 5/07 806 total posts
Name:
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Re: so we had our inspection today &...
After the inspection you can keep negotiating price. With everything you are describing I would offer 15-20K below your original offer. The other option is to demand that all things on the list be repaired by the owner. Personally, I prefer the option to lower the price of the house because you can then do the repairs yourself and be sure they are done right!
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| Posted 8/5/07 4:33 PM |
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DancinBarefoot
06ers Rock!!
Member since 1/07 9534 total posts
Name:
The One My Mother Gave Me ;-)
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Re: so we had our inspection today &...
I would have a mold specialist come in and see if there is indeed mold. If so, I would walk away. Mold (depending on the type) can be toxic and in some cases cannot be cleaned - instead the walls have to be completely torn down (& the insulation) and completely replaced.
That together with the other problems that were identified (and the stubborn owners) would be enough for me to say thanks but no thanks.
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| Posted 8/6/07 10:28 AM |
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Re: so we had our inspection today &...
RE the basement: I don't think the sellers should be responsible because you don't like the condition of the baement. it is what it is, if you want a finished basement then finish it.
If mold is suspected though I would be concerned and have that tested specifically. The souce of the mold should be repaired.
RE the deck: I would be very concerned with a hazardous deck. Did they have it inspected by the local municipality when it was built? Did they get a the proper permits, etc? The cost estimate tells me it is a huge deck that has height to it and I would be wary too taking on that responsibility.
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| Posted 8/6/07 10:39 AM |
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MrsRbk
<3 <3 <3 <3
Member since 1/06 19197 total posts
Name:
Michelle
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Re: so we had our inspection today &...
Posted by DancinBarefoot
I would have a mold specialist come in and see if there is indeed mold. If so, I would walk away. Mold (depending on the type) can be toxic and in some cases cannot be cleaned - instead the walls have to be completely torn down (& the insulation) and completely replaced.
That together with the other problems that were identified (and the stubborn owners) would be enough for me to say thanks but no thanks.
ITA!
We had black mold growing in the stairwell from the outside to the basement that was not there when we had the inspection done, or the final walk through. Apparently, the previous owners just had it cleaned up and never disclosed the mold. And since we never use that door, it had spread on the walls and the concrete stairs so much by the time we noticed it. We had to get a specialist in and have it cleaned and then had to take other measures to make sure we did not have a recurring problem. Thankfully, we have not had it return!
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| Posted 8/6/07 10:42 AM |
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njbound07
LIF Adolescent
Member since 4/07 799 total posts
Name:
pimpette
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Re: so we had our inspection today &...
Posted by -DonnaMarie-
RE the basement: I don't think the sellers should be responsible because you don't like the condition of the baement. it is what it is, if you want a finished basement then finish it.
If mold is suspected though I would be concerned and have that tested specifically. The souce of the mold should be repaired.
RE the deck: I would be very concerned with a hazardous deck. Did they have it inspected by the local municipality when it was built? Did they get a the proper permits, etc? The cost estimate tells me it is a huge deck that has height to it and I would be wary too taking on that responsibility.
I'm not asking for them to gut the basement for cosmetic reasons. To get to the mold they have to rip the old walls down (the entire basement is covered in wood paneling). So who should have to pay for ripping out the walls and removing the mold; putting back new sheetrock and plastering? Painting is something we expect to do. Also, they need to rip out the bathroom. That's about $5k in work alone.
As for the deck. It's about 400 sq. ft. And most contractors will charge us about $30-40 per sq. ft. to rip down the deck and replace it. the stairs are being supported by 2 bricks at the bottom. So if you were to kick the 2 bricks out from under the steps.. the entire stairs & deck will collapse. to redo the deck will cost about $12-15k. Apparently, the seller built the deck.. recenntly redoing it about 5 years ago. I can easily see the seller going bonkers when he hears that his deck is a hazard. He will definitely take offense. being that he built it. When he told us about the deck being built by him.. he took great pride in telling us this.
Right now I don't know what going to happen. I get the vibe that he doesn't give a $hit if he sells or not. Hopefully, when the inspection report get released to everyone, he will see that it's in black & white.. and will work with us on the price or giving us cash at the closing to remedy these problems. If not, we will definitely have to walk away. I will keep everyone in the loop as soon as I get new info as to what the seller wants to do.
Thanks to everyone who has offered their advice/insight.. I really appreciate all of your help.
thanks,
christina
eta: the is currently listed as a 2 bathroom house.. it's not. it's a 1 bathroom;
the seller altered the garage to make more room for the den. he did not get a permit to do this; and
the deck he did himself & did not get a permit for this either.
Message edited 8/6/2007 11:21:00 AM.
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| Posted 8/6/07 11:06 AM |
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Re: so we had our inspection today &...
Posted by christina-and-mike07
I'm not asking for them to gut the basement for cosmetic reasons. To get to the mold they have to rip the old walls down (the entire basement is covered in wood paneling). So who should have to pay for ripping out the walls and removing the mold; putting back new sheetrock and plastering? Painting is something we expect to do. Also, they need to rip out the bathroom. That's about $5k in work alone.
As for the deck. It's about 400 sq. ft. And most contractors will charge us about $30-40 per sq. ft. to rip down the deck and replace it. the stairs are being supported by 2 bricks at the bottom. So if you were to kick the 2 bricks out from under the steps.. the entire stairs & deck will collapse. to redo the deck will cost about $12-15k. Apparently, the seller built the deck.. recenntly redoing it about 5 years ago. I can easily see the seller going bonkers when he hears that his deck is a hazard. He will definitely take offense. being that he built it. When he told us about the deck being built by him.. he took great pride in telling us this.
Right now I don't know what going to happen. I get the vibe that he doesn't give a $hit if he sells or not. Hopefully, when the inspection report get released to everyone, he will see that it's in black & white.. and will work with us on the price or giving us cash at the closing to remedy these problems. If not, we will definitely have to walk away. I will keep everyone in the loop as soon as I get new info as to what the seller wants to do.
Thanks to everyone who has offered their advice/insight.. I really appreciate all of your help.
thanks,
christina
Like the other ladies mentioned, PLEASE get amold specialist in there before you do anything.
and from what you describe I don't know HOW that deck could have possibly passed inspection by the building department! no way that is built to code with unsecured bricks under it. defintely a bargaining tool.
good luck!
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| Posted 8/6/07 11:20 AM |
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njbound07
LIF Adolescent
Member since 4/07 799 total posts
Name:
pimpette
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Re: so we had our inspection today &...
Posted by -DonnaMarie-
Posted by christina-and-mike07
I'm not asking for them to gut the basement for cosmetic reasons. To get to the mold they have to rip the old walls down (the entire basement is covered in wood paneling). So who should have to pay for ripping out the walls and removing the mold; putting back new sheetrock and plastering? Painting is something we expect to do. Also, they need to rip out the bathroom. That's about $5k in work alone.
As for the deck. It's about 400 sq. ft. And most contractors will charge us about $30-40 per sq. ft. to rip down the deck and replace it. the stairs are being supported by 2 bricks at the bottom. So if you were to kick the 2 bricks out from under the steps.. the entire stairs & deck will collapse. to redo the deck will cost about $12-15k. Apparently, the seller built the deck.. recenntly redoing it about 5 years ago. I can easily see the seller going bonkers when he hears that his deck is a hazard. He will definitely take offense. being that he built it. When he told us about the deck being built by him.. he took great pride in telling us this.
Right now I don't know what going to happen. I get the vibe that he doesn't give a $hit if he sells or not. Hopefully, when the inspection report get released to everyone, he will see that it's in black & white.. and will work with us on the price or giving us cash at the closing to remedy these problems. If not, we will definitely have to walk away. I will keep everyone in the loop as soon as I get new info as to what the seller wants to do.
Thanks to everyone who has offered their advice/insight.. I really appreciate all of your help.
thanks,
christina
Like the other ladies mentioned, PLEASE get amold specialist in there before you do anything.
and from what you describe I don't know HOW that deck could have possibly passed inspection by the building department! no way that is built to code with unsecured bricks under it. defintely a bargaining tool.
good luck!
the mold test is for tomorrow.. so we'll know by tomorrow. oh I forgot to mention that when you look underneath the deck it does not have support underneath. no support beam in the middle.
thanks for the hugs as I really need them. I still have my heart set on this house. we expected problems as it's not a new house. it was built 1957. but it's now about negoiating the price.
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| Posted 8/6/07 11:24 AM |
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Blu-ize
Plan B is Now Plan A
Member since 7/05 32475 total posts
Name:
Susan
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Re: so we had our inspection today &...
I hope it al works out.
I am under the impression that if the deck is attached to the house, then you need a permit. If it's up against the house you don't.
If the bathroom downstairs has to come out and it's only a 1 bath home then I would walk right out.
that is a big problem for me.
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| Posted 8/6/07 1:27 PM |
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tabrtm
LIF Adult
Member since 10/06 1314 total posts
Name:
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Re: so we had our inspection today &...
My friend's house did not have a permit for the deck and it had to be taken down. They removed the deck and gave her a credit. I would definitely ask for some sort of credit.
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| Posted 8/6/07 3:21 PM |
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DancinBarefoot
06ers Rock!!
Member since 1/07 9534 total posts
Name:
The One My Mother Gave Me ;-)
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Re: so we had our inspection today &...
Posted by christina-and-mike07
eta: the is currently listed as a 2 bathroom house.. it's not. it's a 1 bathroom;
the seller altered the garage to make more room for the den. he did not get a permit to do this; and
the deck he did himself & did not get a permit for this either.
FYI - DH & I fell in love with a house that had a deck in the back that the owner put on himself without a permit. That meant it didn't have a CO (certificate of occupancy). My bank would not approve a mortgage on a home that had a deck without a CO. The owner didn't want to spend the money himself to get the CO, nor did he want to give us a break on the price. For that (and other reasons) we bought something else.
Before you get completely hooked on this place check with the town where it is located to confirm if a CO is necessary, and your bank to see if they will even give you a mortgage for that particular house in the absence of all required permits.
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| Posted 8/6/07 4:47 PM |
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Gertyrae
Peace out Homies!
Member since 5/05 20046 total posts
Name:
Gerty ®
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Re: so we had our inspection today &...
Posted by DancinBarefoot
Posted by christina-and-mike07
eta: the is currently listed as a 2 bathroom house.. it's not. it's a 1 bathroom;
the seller altered the garage to make more room for the den. he did not get a permit to do this; and
the deck he did himself & did not get a permit for this either.
FYI - DH & I fell in love with a house that had a deck in the back that the owner put on himself without a permit. That meant it didn't have a CO (certificate of occupancy). My bank would not approve a mortgage on a home that had a deck without a CO. The owner didn't want to spend the money himself to get the CO, nor did he want to give us a break on the price. For that (and other reasons) we bought something else.
Before you get completely hooked on this place check with the town where it is located to confirm if a CO is necessary, and your bank to see if they will even give you a mortgage for that particular house in the absence of all required permits.
Very true..
Our house had a den added on, a deck and pool in the back and a deck on the front. No CO's for any of this.
When they went for the title, all of this had to be approved by the town and of course, wasn't.
So, they were able to keep the den and the deck on the front (both were built to code) and had to remove the pool and deck on the back (neither to code). All of which worked perfect for us cuz we didn't want the pool and hated the deck.
BTW, they never did take down the pool - we ended up doing that ourselves.
ETA: Most banks are being very strict nowadays and won't approve a mortgage without all titles and CO's being in place.
Message edited 8/7/2007 12:35:03 AM.
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| Posted 8/7/07 12:34 AM |
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