House update and thoughts

Well, after what seemed like a whirlwind of activity to get all the inspections done, and to complete the massive amount of paperwork involved in getting a mortgage these days, I’m sort of on hold right now. Next Friday the bank’s appraisal report will be complete, and that is the last hurdle before close. I’m hoping to close on July 15 and start moving in some things that same weekend.

The general home inspection wasn’t very satisfying for me. The selling agent had scheduled a broker open house the same day, and despite having accepting my offer she decided to continue with it. So we had other agents wandering in and out of the house while the inspector was there and I didn’t feel like I could really poke around at stuff myself.

But the pest and electrical inspectors were scheduled at the same time, and being there for the full inspection process was a very enlightening experience. As a long-time homeowner, I’m familiar with some of the more typical trouble spots in a home, so I wanted to poke around a bit on my own. The general infrastructure and types of risks are different here (such as crawl spaces instead of basements, and termite concerns, for example), and I was glad to get a chance to ask questions of the specialists as they did their work.

In general, the house is in good shape. But it is still a 1941-built house, so it’s not up to standard code in some ways. The knob and tube wiring is a problem. My insurance company insists that it be replaced, and the sellers don’t want to do that before the sale. They have committed to a credit at close that would cover the vast majority of the replacement cost, but it is a pain nonetheless to think about having major electrical repairs done after close and before I can truly move in. I don’t want to pay rent for another full month if I don’t need more than an extra day or two to complete the move.

The pest inspector also found termites in the soil under the house. I guess this is pretty common around here and the structure itself is OK, but there will be the cost of a termite treatment in the crawl space and the need to vacate the house for a few hours. Again, this would be nice to complete before moving in, but there’s that pesky time factor to deal with. Also, the credit the sellers are giving won’t cover this cost at all.

Some minor plumbing items must be addressed: a small leak in the bathtub drain needs fixing(it was pure luck that I was running the tub tab while the pest inspector was in the crawl space near that area!); a P-trap must be added under the laundry sink, and; a water line run to the refrigerator. (The sellers had remodeled the kitchen and added a nice refrigerator with an ice maker and filtered water dispenser, but didn’t have a water line installed to the refrigerator. I’m thinking they didn’t want to pay the expense since the fridge is on a wall opposite the kitchen sink.) With the exception of the leak, the plumbing work could likely be put off for a few months, but if I’m going to pay someone to go down into the crawl space to fix a leak, I figure I should also get the water line to the refrigerator done, too.

I’m also considering buying a one-year home warranty to cover the major mechanicals (heating/cooling system) and home appliances. The kitchen appliances are new, but the washer/dryer unit is old and the combination heating/cooling system is old, too. If I end up needing to replace any of the older appliances or systems, I’m sure the warranty won’t cover the full cost, but if it covers enough to pay for itself, at least, it may be worth the gamble.

Before the winter I also may need to get some grading work done to make sure heavy rains won’t lead to water in the crawl space. But that’s all I should need to do from a major system/infrastructure perspective on the house.

Moving expenses should be pretty low, at least. I can shift quite a bit of the smaller stuff through multiple car loads, and I have friends with pick up trucks that can help carry small loads, too. I’m sure one small cube truck and two strong guys can move the rest of my belongings.

I will want to get some sort of window treatments in the large bedroom right away, but can take my time with getting them for the living room. The smaller bedroom and kitchen already have blinds in place and they will work just fine for now.

Getting a housemate right away is important, and that will be the next big thing to tackle. Overall, though, I think I’m covering my bases pretty well.

Is there anything I’m overlooking? Does anyone have experience with home warranties to share?

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3 thoughts on “House update and thoughts

  1. Wait, what? “…but there will be the cost of a termite treatment in the crawl space and the need to vacate the house for a few hours.” So, are you having to cover the termite treatment yourself? Uhm… I think the seller has to pay for termite treatment. Might want to check into that.

    Also, in these parts sellers often buy the home warranty. Might want to ask if that can be arranged, too.

    What a great adventure! 🙂

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    • No, the sellers declined to provide more than a certain amount of money in a credit at close. That credit will cover 95% of the electrical work, but nothing else. They don’t have to offer anything they don’t want to, including money for termite treatment or a home warranty. This is a seller’s market and they aren’t obliged to do anything other than collect their check at close.

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  2. One of my homes came with a home warranty. Within 3 months my sewer backed up into my basement due to tree roots. I was like: “Hurray, thank god for the home warranty”. Then I was like. “What do you mean it’s not covered?” Lots of things are not covered. Don’t buy one until you read all the exclusions (which seems to be just about any really big ticket problem. ) it was useless when I needed it.

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