Inspection objection deadline

[boxofdelights]

We saw the house again.

The inspector got into the attic, where he found 1.no recent leaks, 2.no insulation whatsoever, 3.knob-and-tube wiring.

The furnace and AC work when you find the hidden thermostat. The gas fireplace works when you light the pilot.

The electrician said there's no way to install GFCIs with this ancient electrical panel. Also the 'double-tapping' the inspector noted is seriously, uh, problematic: they've got the 20-amp AC wire tapped into the 100-amp main circuit breaker.

Bids from the electrician:
$1950 for
- new 100 amp electrical panel
- Kitchen & bathroom GFCI circuits
- 2 wired-in smoke/carbon monoxide detectors at bedrooms, 1 wired-in smoke detector in basement stairs
- bathroom exhaust fan
- Fix wiring in basement
- Change exterior box to new weather-proof box

$4000 to replace knob-and-tube

Bid for the HVAC:
$194 to
- Clean and service furnace and A/C.
- Add a 6" firestop to flue, fix top door on furnace.

Bid from the plumber:
$0. He diagnosed a clogged filter, unscrewed it, cleaned it, put it back on, and refused to charge me anything.

Bid for the gutters:
$1391.60 However, he said, if I clear away the vegetation on the house and replace the cove molding with nice flat 2x6, I should call him back to get a lower bid.

This weekend, the sellers plan to make several dump runs. Monday we'll get to see inside the garage and shed, and we'll get bids for insulation and exterior painting. Then we have to give the sellers our request-to-fix.

Beth (my REALTOR®) proposed asking them to fix the sliding door lock, make the wood windows operable, and credit me $4000 in lieu of fixing everything else.

Hugh thought I should at least ask them to pay for all the electric. He said I should find out whether the knob-and-tube (with one not-up-to-code splice) would prevent another buyer from getting a mortgage.

Beth called her mortgage guy, who said the knob-and-tube might be a problem, depending on the appraiser, but the lack of gutters and peeling exterior paint would be a problem.

So I'm thinking of asking them for $6000 in lieu. Hugh says the worst they can do is say no. But what if they'd say yes to $4000, but $6000 makes them say no?

Comments

[rivka.livejournal.com]

Then they will make a counteroffer.

You're willing to buy a house in the worst market in decades. They will work with you.

[cakmpls.livejournal.com]

That was my response, too.

[randomdreams.livejournal.com]

She's buying in a market that isn't very saggy. The house I put on the market sold in 21 days for $10k less than my asking price, and I'm selling in a somewhat crummy part of big ugly Denver, not a rather lovely part of hip, happening Fort Collins.