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Don't try to get into an argument that the inspector is wrong, and you are right. A guaranteed way to lose the sale.
Simply call out a licensed plumbing company. Let them do any strapping required to make sure it is to code. If already O.K. don't get into an argument. Get them to put a new strap to bring it above code, and certify this. This is the quick, easy way to solve the problem, and not expensive. A lot less expensive than to get into an argument that it is O.K. and end up losing the sale which will probably happen if you just try to say the inspector is wrong and nothing needs done. The cost to make them happy, is too low to lose the sale over.
This way you get off cheap, the buyer thinks they got what they wanted and it is now up to code, and the sale goes through.
I will say this again as someone with a degree in construction inspection. Home inspectors are the least qualified of anyone involved in a real estate transaction. A weekend course and a certification can make a fired Walmart worker an inspector. This does not mean there are not some like myself who've chosen to go into business for themselves (I'm not a home inspector) who actually have experience in the building trades.
It is sad this industry allows such limited qualifications to carry so much authority in a sales transaction. Mine purchase was held up over mention of possible mold. I asked what this persons qualifications were, but still had to get a specialist.
Actually, if the buyer isn't okay with it after justing seeing the codes, maybe I should give them the option.
1. Let them contact their inspector to find out exactly how he thinks it should be, and I'll install it that way. (As long as that doesn't actually go against code.)
2. Have a contractor verify it's currently up to code.
#1 doesn't seem like the right way to do it to me. If something is good, it's silly to move it all around for no good reason. But if that ends up being what the buyer wants, I'll take that cheaper option.
Exactly. What are talking about here, $50 or $100? That's just crazy to not just get it done and let the deal proceed.
Escrow clock is tick tock, no money will come out of this deal until the BINSR is addressed. I'd blow a deal for $1K-$2K, but a hundred bucks or so?????
That's like walking from the Atlantic Ocean to the Pacific Ocean and quitting in Bakersfield.
You are probably making this more than it needs to be. Just tell them it meets code and you will not be modifying it. If you know the specifics, like double strap for 20-75 gallons and 3 straps for 75 and up or whatever the exact numbers are, cite that too.
You can always play Kamikazi vs. Kamikazi, (or quien es mas macho). Old Chinese saying says he who fights war over soup is likely to end up in Wor Wonton Soup.
Another fair way to deal with the issue, ask the seller to send a contractor to estimate what it will cost to make it meet code (in their contractor's opinion) and offer to split the cost.
Another fair way to deal with the issue, ask the seller to send a contractor to estimate what it will cost to make it meet code (in their contractor's opinion) and offer to split the cost.
For something more costly, O.K. idea.
However if you fool around going this way, the buyer may just cancel the sale. It is too little money to fool around. Just get it fixed and a plumbing contractor give a statement it is now exceeds the code. Won't cost you any more than it would with the above suggestion when it is all over, and will end the risk of t he buyer getting cold feet and stop the sale.
We ran into a similar issue when buying our house a few weeks ago. The HWH was not properly braced although sure as hell was not going anywhere. The seller happily brought it to code and skipped all the way to the bank with our money.
For s### and giggles, post a picture of the HWH strapping...got me curiously interested now
Exactly. What are talking about here, $50 or $100? That's just crazy to not just get it done and let the deal proceed.
I could probably do it for less than that or nothing -- if I even knew what that inspector thinks it needs to be.
Quote:
Escrow clock is tick tock, no money will come out of this deal until the BINSR is addressed. I'd blow a deal for $1K-$2K, but a hundred bucks or so?????
That's like walking from the Atlantic Ocean to the Pacific Ocean and quitting in Bakersfield.
To be frank, I wouldn't care one way or the other if the deal was blown. The new place is a great price for a place that size, is bigger and has a garage. But at the same time, I like my place here, like my HOA, like my neighbors, and like that my dogs have other dogs here that they play with. When I move, all that's going to be a crapshoot. If I could have afforded the larger condos in this community, I would have gotten one here.
If it goes south, I'm out some costs, but won't have an increased monthly payment or have drained a large chunk of my savings, and I'll get to stay somewhere I know I like. The buyer in this case is probably more motivated to get things through successfully than I am.
I will say this again as someone with a degree in construction inspection. Home inspectors are the least qualified of anyone involved in a real estate transaction. A weekend course and a certification can make a fired Walmart worker an inspector. This does not mean there are not some like myself who've chosen to go into business for themselves (I'm not a home inspector) who actually have experience in the building trades.
It is sad this industry allows such limited qualifications to carry so much authority in a sales transaction. Mine purchase was held up over mention of possible mold. I asked what this persons qualifications were, but still had to get a specialist.
I'm hearing similar opinions from various sources.
You are probably making this more than it needs to be.
You're probably right.
Quote:
Just tell them it meets code and you will not be modifying it. If you know the specifics, like double strap for 20-75 gallons and 3 straps for 75 and up or whatever the exact numbers are, cite that too.
I wouldn't feel comfortable if the buyer isn't satisfied that it's to code even though I'm confident it is. If the deal is done but the other person is pissed off, I wouldn't feel right about it.
Maybe I can just show her the code and she'll be totally fine with it. Or maybe she won't. I just want to be prepared for the next step ahead of time so I don't make a hasty and poor decision if that happens.
Last edited by twia; 06-06-2014 at 12:56 AM..
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