In contract SFR in Austin..Inspection issues! Roof,No Range Vent, Others!!

[Denice Nagel]

Greetings to All.......

Another stunning day in Paradise! I hope you didn't lose $ on the Super Bowl!!!

Thanks so much in advance for your time!

Just back from Austin...got into contract and the inspection called out some issues. Real Estate is done very differently in Texas vs Austin.... hence my questions.

What is the life expectancy for a roof given the hail/climate? How much $ to replace with a good quality composition for an 1800 SF home?

The oven has no venting mechanism....Id want to vent through the attic rather than a recirculating model....what trades person does this and whaty can I expect to pay to remedy appropriately? Sounds like this is original from consturction 2008 but really hard to believe....

Illhave more questions and will be looking for various tradespeople once I close on the property but these are the immediate hurdles for now.

Again....thank you allever so much for any insight and advice....soooo soooo different here in California!!!

Have a good eveing All....Cheers Denice!

[Adam K.]

Inspections are inspections, not a list of mandatory fixes. If the house was built in 2008 it should not need a new roof unless there was a softball size hail storm that punched holes in it. Hail damage does not require replacement just because it's hail damaged. If it's not leaking, the shingles are not missing and the HOA is not complaining a 2008 roof should be fine.

The cost of the roof varies by the pitch, angles, height, installer, brand and type of shingle, decking etc. Big companies with big trucks and advertising will charge 3xs as much as a craigslister. I had 7 quotes for one roof and the price varied from $4200 - $7800 in Houston on a 1500sqft house with a few hips and valleys on it.

Not all vent hoods vent through the attic and I don't have any ovens with a piped vent system.

Inspectors are not licensed electricians, plumbers, hvac techs, framers, roofers or anything else unless by coincidence. They perform limited tests and note their findings which usually end with recommending the specialized trade to inspect further or replace.

Yes, Texas is WAY DIFFERENT than California. My late father in law was a general contractor in San Diego and from what he told me you need a license, permit, and insurance to hook up a water hose and then have a inspector sign off on it. Texas has far less requirements and licenses for tradesmen. City or county permits might be required depending on the work.

Fix what you need to fix to make it functional and competitive for the market jt is in. Get lots of free quotes, get recommendations, check their past jobs, build your team.