First Inspection Questions.

[Victor Wasson]

Finally got an offer accepted on a duplex and I contacted a home inspector to schedule inspection. He inspected the property two weeks ago for a cash buyer that ended up not working out. I still want to meet him there to do another inspection so I can take part. He did offer to give me the report for $150 or do the inspection again for $350. I think the experience for me as a first time buyer and having another look with the inspector are worth the extra 200 dollars in case he may have over looked anything.

The listing realtor offered to give me the results of the inspection because she does not think he should be paid to do the same inspection again. My realtor thinks they may not like the inspector. She said they are willing to make some fixes but wont budge on price since there are to other  backup offers. The listing agent sent the following to my realtor. Hoping to get some thoughts how some of you would proceed or if there are any deal breakers here.

1 - Roof
Recommend flashing and counter flashing installed at chimney for maximum water protection.
2 - Grounds
Water off the roof concentrated in back part of house. Properly installed gutters and down spouts should help.
3 - HVAC
Furnace in 447 would not stay running for me. Recommend further evaluation. Some duct work appears to be wrapped with asbestos. Do not disturb. Recommend qualified removal.
4 - Plumbing
A pipe in crawl space under 447 appears to be covered with asbestos. Do not disturb.
2017 Reliance 40 gallon gas water heater. Hot side leaks. Water stains on the water heater. 445.
5 - Electrical
447 receptacle to right of kitchen sink does not trip.
Loose wires not protected in conduit secured to wall in garage. Recommend repairs.
A fan in 447 appear run using a remote. I cannot get the fan to turn on, and see no chain to pull.
A few receptacles upstairs and down at 445 have no power. You may consider having qualified electrician evaluate.
No power at dining room receptacle in 445. Unclear how many have no power. Too many items in way to see them all.
GFCI receptacle in 445 bath is not grounded. It does not trip using a tester. You may consider some updated wiring.
Knob and tube wiring appears still in service. One or more wire test live. Recommend qualified electrician update.
6 - Bathroom
Bath window in 445 falls in when opened. Tabs holding top in are damaged. Repair recommended. I suspect the parts to
be relatively inexpensive, and appears easy to replace. Safety concern since it hit me in the face when I opened it. $200
7 - Interior Rooms
Recommend connected smoke alarms in each bedroom, adjacent hallway or room, and at furnace. Missing at furnace in
447.
Balusters at top of steps are spaced a little more than 4 inches apart. Suggest repaired
Recommend hand rail installed full run of stairs at 445 for safety.
8 - Attic
Attic access in 447 is not in a safe place. It is partly over the stair well. Recommend moved.
9 - Foundation
- Cement wall next to the furnace in 447 looked wet, so I checked it moisture meter. It is over 20% wet.

- Recommend graspable hand rail entire run of steps to basement in 445.

- Part of foundation in 445 is dirt and it is wet.

- Unclear if cement wall was installed at part of foundation like in 445. Recommend a retaining wall to help support the wall. Wet floor at another part of 445 foundation. Fairly common in City of Manistee, however, recommend take steps to help make more dry.

- Part of foundation in 445 is boarded up. I cannot remove it. Seller needs to take it off for me to see what is behind the wall.

- Found what appears to be asbestos near where found on duct work

[Abel Curiel]

Originally posted by @Victor Wasson:

Finally got an offer accepted on a duplex and I contacted a home inspector to schedule inspection. He inspected the property two weeks ago for a cash buyer that ended up not working out. I still want to meet him there to do another inspection so I can take part. He did offer to give me the report for $150 or do the inspection again for $350. I think the experience for me as a first time buyer and having another look with the inspector are worth the extra 200 dollars in case he may have over looked anything.

The listing realtor offered to give me the results of the inspection because she does not think he should be paid to do the same inspection again. My realtor thinks they may not like the inspector. She said they are willing to make some fixes but wont budge on price since there are to other  backup offers. The listing agent sent the following to my realtor. Hoping to get some thoughts how some of you would proceed or if there are any deal breakers here.

1 - Roof
Recommend flashing and counter flashing installed at chimney for maximum water protection.
2 - Grounds
Water off the roof concentrated in back part of house. Properly installed gutters and down spouts should help.
3 - HVAC
Furnace in 447 would not stay running for me. Recommend further evaluation. Some duct work appears to be wrapped with asbestos. Do not disturb. Recommend qualified removal.
4 - Plumbing
A pipe in crawl space under 447 appears to be covered with asbestos. Do not disturb.
2017 Reliance 40 gallon gas water heater. Hot side leaks. Water stains on the water heater. 445.
5 - Electrical
447 receptacle to right of kitchen sink does not trip.
Loose wires not protected in conduit secured to wall in garage. Recommend repairs.
A fan in 447 appear run using a remote. I cannot get the fan to turn on, and see no chain to pull.
A few receptacles upstairs and down at 445 have no power. You may consider having qualified electrician evaluate.
No power at dining room receptacle in 445. Unclear how many have no power. Too many items in way to see them all.
GFCI receptacle in 445 bath is not grounded. It does not trip using a tester. You may consider some updated wiring.
Knob and tube wiring appears still in service. One or more wire test live. Recommend qualified electrician update.
6 - Bathroom
Bath window in 445 falls in when opened. Tabs holding top in are damaged. Repair recommended. I suspect the parts to
be relatively inexpensive, and appears easy to replace. Safety concern since it hit me in the face when I opened it. $200
7 - Interior Rooms
Recommend connected smoke alarms in each bedroom, adjacent hallway or room, and at furnace. Missing at furnace in
447.
Balusters at top of steps are spaced a little more than 4 inches apart. Suggest repaired
Recommend hand rail installed full run of stairs at 445 for safety.
8 - Attic
Attic access in 447 is not in a safe place. It is partly over the stair well. Recommend moved.
9 - Foundation
- Cement wall next to the furnace in 447 looked wet, so I checked it moisture meter. It is over 20% wet.

- Recommend graspable hand rail entire run of steps to basement in 445.

- Part of foundation in 445 is dirt and it is wet.

- Unclear if cement wall was installed at part of foundation like in 445. Recommend a retaining wall to help support the wall. Wet floor at another part of 445 foundation. Fairly common in City of Manistee, however, recommend take steps to help make more dry.

- Part of foundation in 445 is boarded up. I cannot remove it. Seller needs to take it off for me to see what is behind the wall.

- Found what appears to be asbestos near where found on duct work

Hello Victor,

Congratulations on the accepted offer!

It sounds like the listing agent is being very transparent in giving you the inspection report. On the other hand, I totally agree with your notion that the extra $200 would serve as a good investment and enhance your experience as a first time investor. This will be a 1-hour (or so) in depth tour that will teach you more about the property than you'd learn over the course of a few years on your own.

If I were in your shoes, I'd have them conduct another inspection.

Best of luck to you on this deal and all others in the future!

Abel

[David Flores]

@Victor Wasson

Pretty good inspection. I would get the soil in the basement excavated and put up a foundation wall. The soil can wetness can lead to mold which can be a bigger problem in the future. Other than that pretty good.

I agree i would do the walk through for another 200.

[Michael Noto]

@Victor Wasson None of this is a major red flag, but I would make sure to get a specialist out there to look at the foundation issues. Sounds like the conditions the inspector outlined are common for the area, but even with that said I would have someone come take a look. 

[Victor Wasson]

Thanks for the advice guys. I will try and get someone there to look at the foundation. What items would you ask the seller to fix if they wont budge on price due to the other backup offers. For sure the furnace since that could be expensive if it ends up needing to be replaced?

[John Barrows]

Victor Wasson, always, always, always have your own inspection with an inspector you feel confident that can give you the information you seek. The listing agent giving you the copy of the past inspection report, great! BUT, you want to know and walk around with your inspector to get a lay of the property and what true conditions exist.

As for the back up offers. so what, you're in control of your own purchase and ALWAYS be prepared to walk away from any transaction. The other item you need to deal with and most generally the inspectors I know and have used, do not do SEWER LINE ASSESSMENTS. Pay the extra few hundred more to make sure your sewer lines are clear and not rusted and ready to crumble.

Good luck with your purchase.

[Victor Wasson]

Originally posted by @John Barrows:

Victor Wasson, always, always, always have your own inspection with an inspector you feel confident that can give you the information you seek. The listing agent giving you the copy of the past inspection report, great! BUT, you want to know and walk around with your inspector to get a lay of the property and what true conditions exist.

As for the back up offers. so what, you're in control of your own purchase and ALWAYS be prepared to walk away from any transaction. The other item you need to deal with and most generally the inspectors I know and have used, do not do SEWER LINE ASSESSMENTS. Pay the extra few hundred more to make sure your sewer lines are clear and not rusted and ready to crumble.

Good luck with your purchase.

 Thanks John. 

I agree with being prepared to walk away. I'm not in a hurry to buy but the seller wants to move to Florida. Do they want to deal and move or keep negotiating with other buyers?.