what things from engineer's report can be used to negotiate?

What are the types of things found by the engineer that can actually be used to negotiate the price lower? Only things that really need to be done immediately?

We were told a new hot water heater is needed right away (cost about $1,000) and that the compressor for the CAC would need to be replaced in the next year or so.

There were lots of little things (just for example - insulating duct work and better insulation in the attic, window with a missing pane, and there are about 5 windows that really should be replaced because they are metal and allowing some water to seep in. The CAC appears not to have been serviced since 1989, according to the inspection record on the unit. No GFI outlets in kitchen and bathrooms, etc.)

Can anyone of this realistically be used to negotiate the price lower? I realize the little things probably not -- the only things I quetion are the hot water heater and the compressor.

Any thoughts?

Re: what things from engineer's report can be used to negotiate?

I would definitely have the homeowners get the CAC serviced.
Other than that, I am not sure what you can use to negotiate price,but you can certainly ask for things to be done in the contract. It really depends on how petty (and I don't mean that in a bad way) you want to get. Our engineers report had nothing major (except for a banister to be put in) but some home improvement type things , which we will do ourselves. We did specify in the contract to have the banister installed.

Re: what things from engineer's report can be used to negotiate?

Our inspector said that we wouldn't get everything fixed or negotiated...but to choose the bigger/more important things.

I would work on the hot water heater and CAC. Make sure they either replace or deduct the hot water heater and service the CAC. See if you can get a report from the CAC company - the compressor may last longer.
Our Engineer told us that our hot water heaters days were numbered, but he couldn't say for sure and two years later it's working fine. So, your compressor may be okay for a longer period of time, but I would want the system serviced just to be sure.

Re: what things from engineer's report can be used to negotiate?

I would definitely work on the hot water heater. The compressor is do-able also, but I can tell you when I bought in 2000 the engineer said the CAC was going anyday, and we finally had to have it replaced last month - so you never really know!

I would inquire about the CAC being serviced. Honestly, I can't see a unit going that long without needing at least freon, so maybe it has been serviced and it just wasn't recorded on the unit (nothing gets recorded on our unit, I just keep all of the paperwork).

Message edited 7/29/2007 9:52:56 AM.

Re: what things from engineer's report can be used to negotiate?

Thanks everyone!!

One quick question - if they agree to replace the hot water heater, can we ask for a specific size? The engineer said they one they have is a little undersized for the home and should be 40 gallons instead of 30-35. Is it reasonable to ask that they replace the hot water heater with a 40 gallon one?

ETA - If not, we'll deduct the cost from the purchase price.

Message edited 7/29/2007 10:01:17 AM.

Re: what things from engineer's report can be used to negotiate?

I don't know if you can request a different size water heater...you can certainly try. If you are sure you want the 40 - then I would just ask to have the final price adjusted.