c**b
发帖数: 99 | 1 HVAC单独做了Inspection，inspector估价：修，需要3000左右；换，需要6000左右。
General Home Inspector本人说由于conflict of interest，他只给结果，不给报价。
Buyer agent就建议跟卖家negotiate空调的这6000，对如下的general inspection结果
都直接无视、不考虑negotiate了。
请问有经验的大家，如下的问题确实都不严重，不值得negotiate么？
位于德州房价便宜、房市并不火爆的地方。
Summary
You are strongly urged to have an adjustor from your homeowner’s insurance
carrier inspect and verify that this roof meets their current underwriting
criteria prior to the sale or purchase of this property.
1. Foliage needs to be trimmed away from the structure. Bushes/trees/vines
should not contact exterior wall coverings or windows. Foliage allows for
wind driven abrasion damage, provides insects access into the structure, and
the moisture promotes decay of building materials.
2. Splash blocks or extensions should be installed to the gutter system
downspouts where needed to prevent erosion adjacent to the foundation.
3. Moisture stains from water penetration was noted in attic space. Location
(s): main ridge
4. There appears to be inadequate ventilation in the attic to allow air
movement and to prevent heat and moisture buildup.
Many rafter cavities are clogged with insulation and additional vent
openings are needed in the top of the attic. Attic vent systems include
soffit, gable, passive, turbine, and power fan vents.
5. Failed caulking or voids in caulking were noted at window and door frames
, siding and trim, and junctions of dissimilar materials. All joints should
be improved in order to prevent moisture penetration.
6. Primer/paint coating on the exposed lintels (metal brick supports above
windows, doors, and other openings) is failing, allowing rust to form. The
lintels need to be painted for protection. Rust forming at the edges of the
lintel will cause expansion that breaks apart the mortar.
7. Water staining noted at ceiling adjacent to water heater flue pipe
penetration. Staining appears to be the result of past roof leak. This is a
common area for leaking to occur and should be monitored to minimize damage
if subsequent leaks occur.
8. Buckled/damaged floor covering noted. Location(s): laundry room
9. Cracked floor tiles were noted, may have been caused by improper surface
preparation before installation, or foundation differential movement.
Irregularities on the surface can leave an uneven bearing surface for the
rigid tile. Foundation foundation movement may fluctuate with changes in the
moisture content of the soil due to wet/dry weather cycles.
Location(s): master bathroom, front entry
10. Failed seals on double paned insulated glass window units noted. When
seal between the insulated glass panes fails, you lose the insulating pocket
and will notice moisture and shadows between the glass panes. These
insulated glass units can usually be replaced reusing the existing window
frames.Signs of lost seals may appear and disappear as temperature and
humidity changes. Some windows with lost seals may not have been evident at
the time of this inspection. The windows were only checked for obvious
fogging or moisture penetration.
Location(s): master bedroom(5), front bedroom(2), rear bedroom(2)
11. Fireplace repair needed - Cracks were noted in the mortar cap on top of
the chimney. Seal these cracks to prevent water intrusion.
12. Fireplace flue pipe has excessive soot or creosote buildup. The flue
pipe should be cleaned and rechecked before use.
13. Open knockout(s) noted in the electrical service panel (breaker box).
May allow accidental contact with live electrical wiring or components/ Pest
intrusion
Location: Main panel
14. Electric breaker panel cover secured with pointed screws. Blunt tipped
screws should be used to minimize damage to wiring.
15. Foliage surrounding the overhead electrical service entrance wires
should be trimmed to prevent abrasion damage.
16. Light fixtures are loose at exterior walls. Tighten fixtures to base on
the wall to prevent movement and further loosening of the fixtures and
wiring connections.
17. No smoke detectors are installed in the bedrooms. The smoke detectors
installed in the hallway(s) appear to be past serviceable lifespan (smoke
detectors generally last 10 years). Current code requires smoke alarms to be
installed in each bedroom, each bedroom hallway,and on each floor of the
residence.
18. GFCI protection is not installed 'wet' area. Location(s): kitchen
19. The gas valve for the dryer in the laundry room should be capped when
not in use.
20. Gaps in tile grout joints in the tub/shower enclosure should be sealed
to prevent water penetration into wall cavity.
Location(s): both bathrooms
21. Tub/shower plumbing penetrations (faucet, spout, shower head) need to be
sealed. Location(s): hall bathroom
22. Faucet leaks at handle. Location(s): both bathrooms
23. Evidence of recent leaking noted at drain pipe joints, evidenced by
excessive corrosion.
Location(s): kitchen sink
24. Leak noted at drain system. Location(s): master bathroom left side sink
25. The dishwasher discharge (drain) line needs to be elevated above the
inlet to disposal or drain pipe so that it has an air gap to prevent debris
and gray water from draining down line from disposal or drain pipe and back
into dishwasher.
26. Corrugated flex pipe used for range hood exhaust should be replaced with
duct piping with a smooth interior.
27. Corrugated flex pipe used for dryer exhaust in the attic space should be
replaced with galvanized duct piping.
Common Flexible plastic dryer vent is not considered safe because it can
collect lint and build up static electricity
creating a fire hazard. It also becomes brittle with age, and restricts air
flow.
28. Dryer vent exhausts to attic instead of exterior, which will promote
common problems of excessive moisture. Current standards require dryer to
exhaust to the outdoors only |
m*******p
发帖数: 1978 | 2 typical old house, tons of code violations (e.g. vent, gfci, etc.) and
endless small repairs both before and after moving in. |
m*******p
发帖数: 1978 | 3 i just noticed it's in Texas. I'd suck it up if it's in California. But I'd
pass unless this type of house is all you could afford in TX. |
c**b
发帖数: 99 | 4 谢谢你的回复！
这个房子房龄近30年，是我们看过的房子中质量相当不错的一个。builder口碑很好，
房顶、墙面一个裂缝都没有，地基没有问题。Inspector说very good, very well
maintained。Buyer agent说是amazingly good inspection report. 位置、结构布局
等方面也是我们喜欢的。
就是不确定Report中列出的问题是不是都小得不足挂齿，无需与卖家negotiate。比如
那些code violation，还有龙头、水管的漏水问题，以及可见的曾经漏水的痕迹。
'd
【在 m*******p 的大作中提到】
: i just noticed it's in Texas. I'd suck it up if it's in California. But I'd
: pass unless this type of house is all you could afford in TX.
|
m*******p
发帖数: 1978 | 5 You should not fully trust any buyer agent. And this one sounds really
dishonest. |
m*******p
发帖数: 1978 | 6 The inspector strongly hinted you may need a new roof in the FIRST sentence.
That is a $20k to begin with. |
w*****m
发帖数: 20421 | 7 德州那么多新房子，你干嘛买老房子，除非是交通便利或者买不起，
老房子在德州是没有VALUE的，新的层出不穷，有新的谁愿意
住老的？不买不会死，老房子买了就会有无穷无尽的问题。 |
c*********9
发帖数: 709 | 8 我们遇到的问题和您的类似，房子地理位置主体结构都很好，就是什么都是当年的原配。
我们中介也是建议只挑大的问题协商，看我们列出来的验房总结，对我们说买房不是这
么买的。
那买房应该怎么买？
之前买过一个2000年的房子，验房是没什么问题，很快就close了，住了5年也出了各种
状况一样要修要换。 |
M*****l
发帖数: 4478 | 9 你搞清楚，agent的意思是
amazingly good report
还是
amazingly good results
前者是说这个inspector很不错，查得很详尽。后者是说这个房子不错。
如果是后者，那这个agent可以炒了。 |
w*****m
发帖数: 20421 | 10 主要是看大头，地基房瓦空调，老房子你要有个EXPECTATION，
不要只是图便宜，房瓦空调窗户厨房厕所都要换，加起来就是
20万，你还不如买新房。 |
|
|
d**j
发帖数: 7 | 11 inspection report 列出来的大都是扯淡，在没有任何leaking或功能性问题的情况下
，seller可以拒绝接受，你说空调问题，是不制冷还是比较旧？这是两种问题，即使
hvac做出来的报告，也要证明是否有问题存在，你的购房合同是condition as it, 只
有appraisal report才是重要的贷款依据，但是inspection report 可以作为讨价还价
的一个依据，要看你是很喜欢这个房子，还有seller的态度怎样，这个度是你和你的
agent共同掌握，达到一个合理的结果就可以了，你要知道的一点是，inspection
report就是鸡蛋里挑骨头，大部分是扯淡。 |
c**b
发帖数: 99 | 12 谢谢楼上各位的回复！
不知道大家说的新房子，是指新建从builder手里买的，还是近几年建的？
本地新建的待售房并不多，都是同一个、口碑不佳的builder建的，我们也看过，地面
不平都感觉得出来。
近几年建造、出售又转手的房子也看了，地点、布局理想、信价比合适的也不多。
本地房市从50、60年代到现在的新房子都有售，都有滞销和热销的。
据agent说很多人喜欢买老房子，因为有character，相对树也偏多、偏大。动手能力强
的老美可能也乐意自己修修补补吧？！
于是看着、调整着，我们就决定质量优先，位置和布局其次，年代靠后了。
Agent对报告是指results amazingly good，因为rarely seen reports found so
little。
虽说不能全信agent，带我们看房几个月，交流沟通、信息反馈，也肯定是建立了trust
才一直合作下来的。
假如有时间、精力，像一位同事一样买块地找builder盖，也许是更好的选择。
空调的问题应该就是老旧，功能尚可。
The condenser coil is dirty and should be washed. Per code locking caps
should be installed on the service ports. The armaflex on the suction line
at the condensing unit is either missing or in poor condition. The system is
low on freon due to a non-repairable freon leak in the evaporator coil, the
coil will need to be replaced. We would recommend installing a float switch
in the primary drain line or secondary drain port. In the event the primary
drain line clogs the float switch will turn the system off and help reduce
water damage to the dwelling. The blower wheel/motor is dirty, they should
be cleaned. Due to the age of the furnace we performed an electronic carbon
monoxide test and found “0” PPM, it is safe to operate at this time. The
supply air plenum is dirty and should be vacuum cleaned.
就只针对空调negotiate，seller也挺强硬，不肯让步。
Agent说可以入住后，通过seller付的一年的warranty让人来修。
大家有通过warranty修空调的经验么？ |
w*****m
发帖数: 20421 | 13 千万别去自己盖房，一两年都盖不好，价钱比卖的还贵，最后还是不满意，
新房是说新盖的，或者3-5年以内的，中国人多数是书呆子什么都不会弄，
千万别买老房子，70年代以前的，别笑了，买完想死的心都有的，今天这个
漏了明天那个堵了，石棉、空调、窗户、房瓦样样都要换，你搞不定的。
3，5年以内已经SETTLED的就可以，好房子当然卖的快，不好的都被你看到了，
因为有问题所以卖不出去。
【在 c**b 的大作中提到】
: 谢谢楼上各位的回复！
: 不知道大家说的新房子，是指新建从builder手里买的，还是近几年建的？
: 本地新建的待售房并不多，都是同一个、口碑不佳的builder建的，我们也看过，地面
: 不平都感觉得出来。
: 近几年建造、出售又转手的房子也看了，地点、布局理想、信价比合适的也不多。
: 本地房市从50、60年代到现在的新房子都有售，都有滞销和热销的。
: 据agent说很多人喜欢买老房子，因为有character，相对树也偏多、偏大。动手能力强
: 的老美可能也乐意自己修修补补吧？！
: 于是看着、调整着，我们就决定质量优先，位置和布局其次，年代靠后了。
: Agent对报告是指results amazingly good，因为rarely seen reports found so
|
H*********e
发帖数: 1 | 14 don't get stuck on the AC issue. u should check out the roof. if it'
s condition is in real bad shape, as pointed out by the inspector, u might
not be able to find insurance to underwrite u a policy until new roof is
installed. on the other hand, the seller might have the condition of the
roof priced in to the listing price that u might not get any concession from
the seller. it is really down to the market in the area. |
w*****m
发帖数: 20421 | 15 空调旧但能用，你挑不出什么毛病的，你OFFER的时候
不知道空调房瓦旧啊，看房子去看什么？ |
c**b
发帖数: 99 | 16 嗯，您说的有道理。
好房子卖的快，抢deal的刺激和风险也经历过。
滞销的要么有问题，要么自视太高，剩在市场上慢慢降价，让买家不敢买。
【在 w*****m 的大作中提到】
: 千万别去自己盖房，一两年都盖不好，价钱比卖的还贵，最后还是不满意，
: 新房是说新盖的，或者3-5年以内的，中国人多数是书呆子什么都不会弄，
: 千万别买老房子，70年代以前的，别笑了，买完想死的心都有的，今天这个
: 漏了明天那个堵了，石棉、空调、窗户、房瓦样样都要换，你搞不定的。
: 3，5年以内已经SETTLED的就可以，好房子当然卖的快，不好的都被你看到了，
: 因为有问题所以卖不出去。
|
c**b
发帖数: 99 | 17 嗯，关于roof前面也有网友提醒，我忘记更新了。
和General inspector本人在现场沟通，他说这是个30年的roof，据他看来不到十年新
，还有很长的使用期。不过他并非roof专家，所以报告里会按常规那么写。并且本地不
久前下过冰雹，此屋旁边邻居家的屋顶有hail damage换了新屋顶，而这个房子的屋顶
没有影响，买家找人检查了没有问题。据inspector推断可能是风向和房前的大树避免
了hail damage。由此，我们推断这个屋顶的质量还是不错的。
from
【在 H*********e 的大作中提到】
: don't get stuck on the AC issue. u should check out the roof. if it'
: s condition is in real bad shape, as pointed out by the inspector, u might
: not be able to find insurance to underwrite u a policy until new roof is
: installed. on the other hand, the seller might have the condition of the
: roof priced in to the listing price that u might not get any concession from
: the seller. it is really down to the market in the area.
|
c**b
发帖数: 99 | 18 看的时候看了外面的空调机箱，感觉旧，但AC inspector说外机很好，可以接着用很久。
车库里烧热水的锅炉看到了，三年新。
不过确实不知道还有个锅炉，在laundry room通往车库的门旁边，据说是冬天供暖的，
但好像跟制冷也有关系。就是这个家伙脏、老旧，inspector估修要3000，换要6000。:(
【在 w*****m 的大作中提到】
: 空调旧但能用，你挑不出什么毛病的，你OFFER的时候
: 不知道空调房瓦旧啊，看房子去看什么？
|
H*********e
发帖数: 1 | 19 u said the house is about 30 years old, but the general contractor said the
roof is only ten years old. something doesn't make sense..that either
the roof was replaced when it was about 20 years old, which seems rather
too early. and if the roof is really that new (10 years old), it is very
unlikely that the inspector would make the kind of statement on his report.
I suspect the roof is still original based on the age of the house.
：嗯，关于roof前面也有网友提醒，我忘记更新了。
：和General inspector本人在现场沟通，他说这是个30年的roof，据他看来不到十年新 |
c**b
发帖数: 99 | 20 是啊。房子是90年的。确实不知道是inspector判断错，还是以前因为什么原因换过……
the
.
年新
【在 H*********e 的大作中提到】
: u said the house is about 30 years old, but the general contractor said the
: roof is only ten years old. something doesn't make sense..that either
: the roof was replaced when it was about 20 years old, which seems rather
: too early. and if the roof is really that new (10 years old), it is very
: unlikely that the inspector would make the kind of statement on his report.
: I suspect the roof is still original based on the age of the house.
:
: ：嗯，关于roof前面也有网友提醒，我忘记更新了。
: ：和General inspector本人在现场沟通，他说这是个30年的roof，据他看来不到十年新
|
|
|
H*********e
发帖数: 1 | 21 the house was built in the 90s, less than 30 years. it would be very
surprising if the roof was replaced unless there was major roof damage at
some point. the difference between a 30 years roof vs 10 years roof is
pretty obvious. u should find a roofer to go check out the roof to get
better idea about its condition. good luck.
：是啊。房子是90年的。确实不知道是inspector判断错，还是以前因为什么原因换过&
#8230;…
： |
c**b
发帖数: 99 | 22 谢谢您的回复！
我刚刚重看了一下seller disclosure，seller自己说roof的年龄大约10年。列出的曾
经修roof的原因是把一个房间的天窗skylight给去掉了。
过&
【在 H*********e 的大作中提到】
: the house was built in the 90s, less than 30 years. it would be very
: surprising if the roof was replaced unless there was major roof damage at
: some point. the difference between a 30 years roof vs 10 years roof is
: pretty obvious. u should find a roofer to go check out the roof to get
: better idea about its condition. good luck.
:
: ：是啊。房子是90年的。确实不知道是inspector判断错，还是以前因为什么原因换过&
: #8230;…
: ：
|
m*******p
发帖数: 1978 | 23 这种general inspection总得来说，除非房子都要塌了或者漏水烂的不成样子，没什么
吊用。
德州要查的几样
1. 地基有没有歪，地面平不平，墙上有没有斜纹裂缝，门窗好不好开。
2. 空调多老了。你只有一部空调吗？热地方空调寿命就是10年附近，之后就会不停的
修。一旦开始修，撑不了几年就得换。同理，热水器8-10年的寿命。
3. 漏水，尤其是stucco的房子，窗户之类的有米有严重漏水。
4. 白蚁，这个不开干墙，专业人士检查也经常看不出问题。
你的烟雾警报器，找电工拉连串线，至少2千。 |
m*******p
发帖数: 1978 | 24 你知道做掉天窗最常见的原因是什么？那破玩意漏水，不是会不会的问题，只是迟早的
问题。
【在 c**b 的大作中提到】
: 谢谢您的回复！
: 我刚刚重看了一下seller disclosure，seller自己说roof的年龄大约10年。列出的曾
: 经修roof的原因是把一个房间的天窗skylight给去掉了。
:
: 过&
|
