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I'm a first time buyer. In contract on a condo built in 1994. I had the inspection recently through a inspection company and I am worry about these issues as I would think these will cost a lot of money down the road to fix them:
a. Cracks were found in walls in one or more areas. They may be an indication of a structural concern. Recommend evaluation and repairs as needed.
b. Section of the garage slab had settled. Consider having the concrete leveled.
c. The estimated useful life for air conditioning compressors is 8 to 15 years. This unit was at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
I had an impression that my realtor doesn't think we should include these items in the request to remedy form and I wanted to check if these are indeed not reasonable to ask?
As far as the condensing unit for the AC outside, it was manufactured in 1994 so it is about 22 years old now. It does seem like a bit noisy especially because the unit is located right outside of the master room. As for the garage, there are about 4-5 long line cracks, not so wide but pretty long and based on the inspection report mentioned above, concrete would need to be leveled...
Could anybody advise me? what and what cannot included in the request to remedy form? Also, would I just be able to walk away if these mentioned things are not repaired/replaced by the seller?
A few cracks are normal in cement floors. But those are a lot of them I see on the garage floor. I would ask a cement expert on that. The cracks in the wall are tough to tell. May just be drywall that needs to be filled. But it could be a structural issue.
The AC unit is past it's life expectancy. The condo price should reflect this, as it will need to be replaced soon. Is the furnace original too? If both are that old, you are looking at $6-9k to replace. The seller is not going to replace it for you, most likely. Proceed with caution.
You can demand whatever you want remedied. And if the seller refuses, you can just walk away.
Keep in mind, your realtor just wants the sale to go through so he can get paid. The less hassle for them, the easier the commission.
Since this is a condo, I would advise checking what the Home Owner Association's responsibility is for the items you mentioned. Check out the Terms and Conditions.
In some HOAs (some of) these items would be covered by the HOA, and therefore no $$ incurred by the owners - included in monthly dues; in others possibly not.
Does your contract price reflect a perfect condition unit or are the issues baked into the price?
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