Advice needed about inspection report

11 years ago

After 3 years of searching for a home, we have a contract on a house built in 1988. The inspection report concerns me, and I would appreciate advice about it.

I pointed out to the inspector an area in the dining room where the flooring felt uneven. The inspector agreed it was uneven. His report says "unable to view the subfloor in this area, ceiling directly on floor joists visible in utility room in basement with no major movement indications found. No major indicators of water damage." His explanation was there may have been heavy furniture sitting on that area. That seems unlikely to me since the area is partly in a traffic pattern. I'd say the area is about 2 feet by 2 feet, although I didn't measure it. I am concerned about this, but am uncertain what to do next.

The other problem is with the windows. The report says, "Most original casements either stuck on frame or have damaged rubber frame seals." Some of the windows won't open, others won't close completely. The inspector said a window contractor should look at them and give an estimate. Does that seem like the thing to do? Is it reasonable to ask the seller to pay for repairs?

There are other minor problems that don't scare me. Overall the inspector said the house had been maintained better than average.

Thanks for your advice.

Featured Answer

User

11 years ago

1K? 1K is peanuts in the home repair world. If you are willing to lose a home that you really like over some minor repairs, then you must not really like it as much as you say you do. Or, is this your first home purchase?

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Comments (12)

tcufrog
11 years ago
How hot is the market in the area? How much do you want the home? How much are you willing to spend on repairs if the seller refuses to pay for them?
krisz
Original Author
11 years ago
Houses that show well and are reasonably priced go quickly in my area. This particular house was listed in January and the price was reduced three times. The original price was unreasonable. The first price reduction was still more than we were willing to pay. The next price reduction came two weeks later and made the house attractive to us. I will be disappointed if we don't get it but not broken hearted. There are other things that need repairing on the inspector's list that we are not thinking of asking the seller to fix. I'm worried about how to find out if the floor issue is significant or not. I also need to find someone to tell me how much the window repairs will cost. Right now I am thinking more than $1000 in repairs is a deal breaker, but my husband may not agree.
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melle_sacto is hot and dry in CA Zone 9/
11 years ago
I agree, $1000 in repairs is not very much. If this home is at the top of your budget and you really don't have a lot of money for repairs, maybe it would be good to reconsider if it's the right place for you.

What kind of flooring was in the dining room? The report makes it sound like there isn't an issue with the flooring, other than being a bit uneven. I guess you never know how the POs had their furniture arranged, but is it so uneven it's a trip hazard?
debbie12153
11 years ago
$1k won't begin to even handle the windows.
cindywhitall
11 years ago
Get some window estimates if seller will cooperate. He lives there and has to know they are bad. It refers to "most original casements", does that mean that some casements are NOT original? Perhaps seller has already replaced some? In his mind, were the bad windows already priced in? It is possible he won't give on the windows if his price reflects old windows.

Our neighborhood was "born" around 1994. I have started to see some people replace windows. We have a few that could use repair. Our slider seals died at 10 years old and we put in high quality french door instead. I think window replacement is to be expected in homes of that age (they don't make them like they used to--to last 50 years!) A new roof should have been done by now as well. Our neighborhood is up to about 40% with new roofs now.

Find out what the cost is, decide how much you would be willing to spend and ask him for the rest. If the house is already at the price you would pay for the same ouse with good iwndows, then I guess you'll walk if he doesn't pay. My brother bought a house and the inspector sort of vaguely mentioned the windows. They turned out to be pretty bad (rust between the panes due to failed seals!) He was not happy to replace a bunch of them.

I think sometimes a house can have a "bump" where the floor is ovoer the main joist...Our pantry floor is low in one corner, the house was built that way. No big deal.
krisz
Original Author
11 years ago
Thanks for your comments. The seller has agreed to fix the windows!
adoiron
11 years ago
just be aware that "fixing" the windows may be a bandaid solution. our neighborhood was built starting in the early '90s. ours was built in '98 and we have replaced all the windows and the slider(seals were gone, leaked air horribly) if the windows were cheap to begin with, as happens frequently in subdivisions, you will end up replacing them anyway. i would guess that any house more than 10 years old will have similar issues though.
cindywhitall
11 years ago
last modified: 11 years ago
Ours were builder windows and they are almost 20 yrs now. For us it's not the steaks so much as the mechanics for raising and lowering. Or slider seals failed before 10 and one of the best things I ever did was to buy Anderson French doors, 400 series are a million times better in every easy.

To the OP you should ask for new Windows, not to fix the old ones, unless they are putting in a new sashes. Is probably too late now anyway, at least something will be done so that's good.
nosoccermom
11 years ago
Yeah, right. The seller will replace all the windows....
User
11 years ago
Depends on the windows. Some windows are worth fixing.

The house I just sold I had two casement windows rebuilt. Cost was about $250 each. They work like new. The manufacturer is local and they do their own rebuilding.

If the windows are average or lower quality to begin with you might want to just get a bid on new one and adjust accordingly.
krisz
Original Author
11 years ago
Some of the windows are going to be replaced.