Windows-Replace or Not? (mortgage, mortgage, price, inspection)
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I'm having an issue with about half the windows in my home. They have "collapsed glass" meaning that there is negative pressure between the two panes of glass so that the panes are collapsing toward each other. Because of the reduced space between the glass, the windows do not insulate as well as they should.
The windows are about 23 years old and past the 20 year warranty. I contacted the manufacturer and they offered to supply new windows at half off the current price. Total cost cost would be about 5k. The new windows would come with a new 20 year warranty.
I am planning on selling the home within the next year. I'm concerned that if I replace half the windows, people will think that the other half may need to be replaced soon. OTOH, would it be a selling point to show that half the windows are new?
Also, the home and most everything in it are 23 years old including the roof and furnace, though both seem fine. Would the 5k be better spent on roof, furnace or something else?
The windows will be an issue on any home inspection and the roof (assuming it is 23 years old) as well. You can't easily have a roof job done in the winter but you could get some estimates for a job done in the spring.
Most lenders require X years life left on a roof but none that I know of address 'collapsed' windows. I would get the roof done.
[quote=Glopop11;37134359]
I am planning on selling the home within the next year.
I'm concerned that if I replace half the windows...[quote]
Do NONE of the windows or the furnace or even the roof.
Let the buyer decide on that bother & expense if/when...
However, be prepared for them to pay less as is.
If the inspection of a LENDER insists on doing anything...
cross that bridge and complication then.
Do NONE of the windows or the furnace or even the roof.
Let the buyer decide on that bother & expense if/when...
However, be prepared for them to pay less as is.
If the inspection of a LENDER insists on doing anything...
cross that bridge and complication then.
Generally, this is the advice I give my clients. Leave the house as it is, make it look as best as possible by doing things like cleaning and decluttering, and then price appropriately. Let the buyer decide what's important and what they are willing to pay for out of their own pocket.
A buyer could purchase with FHA203k and role the costs of repairs into the mortgage. So their mortgage would be larger, right? Well, in exchange you could offer to pay, say, $10,000 in closing costs (comes from your proceeds) or a reduction in price.
My dad had a similar issue and instead of new windows since the frames were fine. Someone came in and replenished the gas (don't know the exact term) in between the windows and saved the cost of new windows.
I don't know exactly what it is called but it was a quarter of the price of the new windows. Just an option if everything else is fine with the windows.
Roof: I'm not sure it really is an issue. It's in very good shape and I believe we used 30 year shingles.
Cost: if I were to replace ALL the windows in the home at full price it would cost $20k. I would be replacing half the windows at half price.
Repair: I've heard this problem can be repaired but haven't found anyone who does it. Most window places just want to sell me new glass units which would be the same price as new half-price windows from the manufacturer. Waiting for a call back from someone who specializes in windows made by the company that starts with an A.
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