Indianapolis Inspector / Plumber Check House w/ Water Off?

Question

Hey BP Indy!I'm under contract on a BRRRR single family in Indianapolis, but there's one thing I still need to check out. The water and gas were off at the time my inspector went through the property, and I'd like to get those checked before following through with the deal.Can anyone recommend an inspector who can test those systems w/o getting the utilities turned on? I read that it's possible with a compressor, to test the pipes for leaks?Or do you recommend that I get the utilities put in my name before closing, in order to do this?Thanks in advance for your help!

Cory Robinson · Answer

I'd be happy that water is turned off right now with the temps dropping below freezing this time of year in a vacant house. Most inspectors won't take off an outlet cover so you're going to need to call a plumber and if you find a cool one they'll do a leak down test. If you didn't see any signs of water damage during your first inspection and think you're going to move forward with it, I'd just get utilities turned on. Citizens will test the gas and make sure the furnace and water heater fires before they leave so you can get all that tested before you close at the same time.

Mark Jones · Answer

@Jaron Walling if you have an inspection contingency and you’re still within the timeframe then no there shouldn’t be any reason you can’t renegotiate. The seller may balk though if it’s just because you couldn’t get it tested. If this is a long term rental for you and the rest of the numbers make sense, does it justify walking away? As long as you have cushion to replace if necessary, maybe just roll the dice. If they need replaced you can get new units in there and sleep well for 10+ years. And you can probably figure out a way to write it all off in the first year of taxes.

Mark Jones · Answer

@Jaron Walling why not put it in your name and get it checked or just drop your offer enough to cover a new furnace and water heater. Probably safer to assume they’re trash any way if they are old enough that you’re concerned about them.

Jaron Walling · Answer

I running into the same issue on a property. Paid for the inspection already as well. The seller never turned the gas on so the inspection didn't include the water heater or furnace! Water was off as well. I may walk away from the deal.

Lee Smith · Answer

@Sean McCluskey, and @Jaron Walling.. For Future Reference:If you bought the properties through a Realtor, and they used the state forms, then usually the Purchase Agreement states the utilities must be on for the inspection. If you didn't have that clause in your purchase agreement it's the wild wild west.Cheapest way to check the water is to have the water company turn the water on up to the meter, which may require someone to let them into the property if the meter is in the basement.. Once the water is on, it's easy to just have someone turn it on and see if any leaks...For gas, the utility company will light the pilots for the furnace and water heater. If they find a leak, or vent problem, they will generally not turn the gas on and will let you know. NOTE: Someone will need to meet the utility rep to let them in though.If you guys want to holler at me in the future we can probably send a guy over for $100 and he can verify these things.. We won't inspect the furnace other than to say "Yep, heats on!" and water "We didn't see any leaks!" but that may be all you want/need.

Sean McCluskey · Answer

Hi @Jaron Walling @Mark Jones, thanks for your advice!The furnace and HVAC were replaced in 2013, so I'm not worried about those. There was some under-sink water damage identified by the wholesaler. My inspector noted one area of ceiling damage below the bathroom, which I'm accounting for. I'm currently budgeting $2,500 for fixing plumbing mishaps, which I :think: is overkill, if there are no big leaks.Question: If I turn on the water and gas in my name, to get service so I can test for leaks, am I liable for any unpaid bills from the last tenants (the way you are when you buy a house with a lien on it)?

Jaron Walling · Answer

@Mark Jones I'm leading towards rolling the dice. I plan to make it a rental after other repairs and new roof. Have you ever negotiated inspection credits at closing? I felt weird about the property on day one since the electric, water, and gas were turned off.

Jaron Walling · Answer

I already have a signed purchase agreement. @Mark Jones Is there any reason I can't negotiate a new price? The utilities should have been taken care of by the seller.

Mark Jones · Answer

@Sean McCluskey not sure if the scope you plan for the rehab but a lot of these houses need replumbed anyway. In which case I’d say don’t worry about it.