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Old 07-04-2012, 05:45 PM
 
Location: Charlotte
512 posts, read 914,980 times
Reputation: 142

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Hello...

After home inspection the following were observed by the inspector. Home built in 1999 by John Weiland

1) furnance/AC has not been replaced since then - Inspector says nearing end of life
2) Roof is the same since 1999
3) Bumps on the floors/walls

Seller is offering 1 yr warranty (by Home Republic) but the above listed one are high value replacements.

Should the buyer back out if seller does not accommodate the price change?

Any thoughts on how to navigate this situation?

Thanks!!
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Old 07-04-2012, 07:23 PM
 
186 posts, read 372,660 times
Reputation: 209
I think it would be important to know if the list price was close to comparable houses that had new HVAC and a new roof, or if the list price already reflected a need for some maintenance as to whether a price change was warranted. Most homes today sell for 90-95% of list price regardless. JW is a high quality builder, they do very nice work all the way around and their neighborhoods hold up well. Would suspect that a new roof is warranted, but in most house of theirs I have looked at, the HVAC is typically high end Lennox and goes for 15-20 years if not more. I'm not an HVAC tech, but if all else is true, its unlikely the AC would die anytime soon if its been properly maintained. Since inventory of good homes in CLT is pretty low, would also be careful about whether a back up offer is waiting if this deal falls apart and whether that matters to the buyer.
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Old 07-04-2012, 08:21 PM
 
Location: Up above the world so high!
45,269 posts, read 88,542,478 times
Reputation: 39865
Quote:
Originally Posted by feng21 View Post
Hello...

After home inspection the following were observed by the inspector. Home built in 1999 by John Weiland

1) furnance/AC has not been replaced since then - Inspector says nearing end of life
2) Roof is the same since 1999
3) Bumps on the floors/walls

Seller is offering 1 yr warranty (by Home Republic) but the above listed one are high value replacements.

Should the buyer back out if seller does not accommodate the price change?

Any thoughts on how to navigate this situation?

Thanks!!

Just FYI my friend - most roofs last 25 years minimum, and HVAC systems can go that long too.

The fact these have not been replaced in the home you are interested in is really not surprising. You could easily go another 10-15 years without having to replace these items.

As long as they are functional don't let their age scare you away from the home

And really, I would not expect a seller to "accommodate a price change" due to the relatively young age of the roof and HVAC. Your expectations on this may not be very realistic.
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Old 07-04-2012, 09:05 PM
 
Location: Charlotte
512 posts, read 914,980 times
Reputation: 142
Thanks so much!
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Old 07-04-2012, 09:18 PM
 
2,839 posts, read 4,158,857 times
Reputation: 6889
What are the 'bumps' on the floors and walls?

Be sure to have a good home inspector check the house out. The home inspector will note the approximate age of the furnace/roof and comment on the expected remaining life.

Don't count on the 1 year HOW (home warranty) being helpful if anything breaks - usually they will find a way to refuse to pay.
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Old 07-04-2012, 09:24 PM
 
Location: Charlotte
512 posts, read 914,980 times
Reputation: 142
The inspector who found the bumps is supposed to be pretty good - as per angies list and some forums. He said we have to remove the carpet/drywall to see whats going on.
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Old 07-04-2012, 10:09 PM
 
2,839 posts, read 4,158,857 times
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Quote:
Originally Posted by feng21 View Post
He said we have to remove the carpet/drywall to see whats going on.
Yikes! The inspector doesn't have an idea of what the bumps are? Are the sellers going to let you remove carpet and drywall? These 'bumps' would worry me more than anything. I would certainly want to know what this is. Let us know when you find out!
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Old 07-04-2012, 10:23 PM
 
2,105 posts, read 3,586,898 times
Reputation: 2061
Quote:
Originally Posted by lovesMountains View Post
Just FYI my friend - most roofs last 25 years minimum, and HVAC systems can go that long too.

The fact these have not been replaced in the home you are interested in is really not surprising. You could easily go another 10-15 years without having to replace these items.

As long as they are functional don't let their age scare you away from the home

And really, I would not expect a seller to "accommodate a price change" due to the relatively young age of the roof and HVAC. Your expectations on this may not be very realistic.
second that!

JW homes are some of best built homes and have one of best warranties in the market (up to 20 yrs on structure). I would not be worried about roof & HVAC (unless there are obvious issues) since they seem to use high end across the board.
Not sure what you mean by bumps...possibly nails popping out in some places?
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Old 07-05-2012, 04:31 AM
 
7,109 posts, read 9,735,348 times
Reputation: 2564
If home inspector thinks one has to remove sheetrock and carpet to give a least a valued guess (as one poster here gave) I would get another inspector and not honor the first bill.

Angie's list BTW is not the end all of contractors by any means. You can check that fact on-line if you dig deep enough.
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Old 07-05-2012, 04:41 AM
 
1,464 posts, read 2,753,564 times
Reputation: 2817
Quote:
Originally Posted by feng21 View Post
Hello...

After home inspection the following were observed by the inspector. Home built in 1999 by John Weiland
1) furnance/AC has not been replaced since then - Inspector says nearing end of life
2) Roof is the same since 1999
3) Bumps on the floors/walls
Seller is offering 1 yr warranty (by Home Republic) but the above listed one are high value replacements.
Should the buyer back out if seller does not accommodate the price change?
Any thoughts on how to navigate this situation?
Thanks!!
If the furnace and AC have been maintained in this home on a yearly basis then the installation date of 1999 is not considered all that bad. If the contractor who might have maintained these units did things correctly, he should have told the present owners at what capacity each of these units was running.
Bumps on Floors and walls?? Not sure what that is or why it would be of concern and would depend on what might have caused the bumps..just seems like the inspector "tossed it in there". Is the inspector talking about floors heaving type bumps or walls buckling type bumps or perhaps a little blob of paint bump or floor finish blob???? What does this mean?
A roof will normally be good for 20-25 years depending on the rating of the shingles. A good rating can go as high as 35 years..maybe more.
The problems listed above are not major issues and when negotiation is in process with regard to price, normal procedure is to try to get the price lowered. Buyer should make an offer that he feels is fair based on the condition of the home, location, age of mechanicals, etc.
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