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Because the other code issues are unknown and unknowable until demo is done.
You keep asserting the work is unquestionably a small job. I don't agree.
If the still unknown scope of work can be done for something less than the small claims limit... fine.
Investigate, assess, get the quotes... then see where it stands.
What am I missing? It is a basement that was built by the builder of the house and then the homeowner finished it via contractor or themselves. The buyer said they could see that the basement had cosmetic issues that they were willing to tackle themselves. We are talking wiring, insulation, sheetrock, texture and paint. What code violations do you expect to see under there that would need further work?
If the homeowner had framed out the basement, I'd agree with you that it would be more complicated but that doesn't sound like that is the situation here. The builder built it got the CO, then, my guess, the homeowner tried to be handman guru and stunk at it.
I always tell my buyers to be leery of clearly bad work. You never know if you have to rip down the walls to correct something.
@ MrRational ... thank you so much for seeing what is plain as day. I am amazed at the number of people who are advocating for this inspector and feel that my husband and I did something wrong. We hired this inspector to be our "visual" person and inspect the home with the primary goal of determining whether or not there were any issues we should address with the seller. In light of the fact that we have now found out we will have to tear out walls, etc. in the basement we are very disheartened by this experience. If you cannot trust the inspector to at least tell you there may be a problem and recommend additional inspection or testing what is the point in having one. Thank you again for your ability to see what others could not ... EVEN our inspector.
The studs are hammed in flat instead of raised like studs usually are. I do not believe a builder would have done this. But, even if they had, the seller would have been required to pull permits so that the rough framing, electrical, plumbing, and finished basement would have been inspected. Sorry, I do not believe this applies.
I do not believe small claims court will work for this......TODAY we found out we will probably have to gut the basement down to the studs ....the same one used to support the higher purchase price we paid the seller. THAT will be VERY expensive and far more than $7500.
Demo out here could easily be done by a homeowner and out here it wouldn't even come close to $5k for a contractor to do it. Out here the whole thing could be done for $7500. 900 square feet to re-sheet rock and texture would be around $2k. Most homeowners can paint. I would do what I would need to do to keep the corrections under $7500.
We paid at least another $48K for the value of this basement .... if it has to be demo'd back the studs ... WHY would we paint it ... not about to happen.
I think you are missing the BIG picture. It is NOT just a small amount as you state. We are faced with first not being able to get any electrical work UNTIL the code violations are corrected. Once the inspector determines there were no previous permits pulled believe me he/she will go haywire and request tons of other stuff. I got this DIRECTLY from three different electricians who work with these inspectors EVERY day.
Yes, we knew about the drywall status but we did NOT imagine it would get to this. That is WHY we hired a inspector. I don't know what is so difficult to understand about that.
I simply came to this board and posted to ease my mind. For a minute, I thought MAYBE I was really losing my mind. I see others are in agreement so I guess I am gonna be okay.
BTW, the construction company came today and is it going to cost us about $12K to demo, do the electric correctly, and then have the basement put back together again. So you are wrong in your assumption.
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