Home Buying in 78227>Question Details

Dream55, Home Buyer in San Antonio, TX

What i can do when the seller and her realtor,liar about the condition of the hause said that everything is perfect in papers and when you send a?

Asked by Dream55, San Antonio, TX Tue Aug 24, 2010

inspector he find out that the hause has big problems like a old damage roof,plumbing[Static water pressure reading: 95 psi.] and electrical[AFCI (Arc Fault Circuit Interrupter) protection is not present in this property.] and you wasted money in inspection service because a seller is a liar and not want to fix it?

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I always suggest to my client to buy a new home and the advantages of owning a new home. An inspection is always a wise choice if you buy a pre owned home.
0 votes Thank Flag Link Sat Sep 18, 2010
Actually, I like these kinds of homes. Please feel free to e-mail me more details about this property.
0 votes Thank Flag Link Fri Sep 17, 2010
HI Dream55, I am just curious. Did you have an agent representing your interests? Either way you were savvy enough to have an inspection and hopefully through that inspection, most or all of the problems with the property were discovered. Most buyer's agents will attempt to negotiate for some repairs to be done. Sometimes the seller will do some, sometimes they do all, and sometimes they just sell the house as is, with no repairs. It kind of depends on how they have priced it, whether the buyer has cash or the type of loan they are getting ( some repairs are lender required). It just seems like an agent would have guided you through these issues.

Its too bad that you probably spent a few hundred bucks on an inspection, but obviously the seller thinks that someone else will be willing to take this treasure off of his hands on his terms. If the value is not so great that you are willing to do the repairs yourself, then you are probably better off to walk away and find another house. You might even look for one that has been pre-inpsected. They are few and far between, but it happens. Just remember, its still no guaratee that the seller has done all the repairs, but you do know the condition of the property before you make any investment of your money or your time.
0 votes Thank Flag Link Fri Sep 17, 2010
If you are still in your option period simply withdraw. Since homes in Texas are sold as is it is always recommended you have the home inspected by a licensed home inspector. You have to keep in mind that the inspections are based on current codes and older homes will not comply with the newer codes. Just because a home does not meet current codes does not make it a bad house or the owner or agent a liar. For example arc fault breakers are a newer code requirement and unless the home was built in the last few years they will not have that., is that bad, that is your call. If you are worried that a home be current on all the codes, buy a new home because codes change and even homes built in the last few years may not meet all the codes. Money wise, if you spent money on an inspector and did not get the results from the inspection that you want, then that was money well spent. Good Luck
0 votes Thank Flag Link Thu Sep 9, 2010
Hi yes the owner knows this because she said her mother live there for many years and nothing happens so she dont need to do a repair ,she dont said that the house is for sale as is basic,she stated on paper that the hause is in perfect condition. the report shows the Water stains around Furnace exhaust
vent.A water stain was found on the Hall Bath ceiling above the toilet. Area was dry at time of inspection and should be repaired.The exterior outlets were not GFCI protected. This is a safety hazard and should be addressed by a licensed electrician.
GFCI (Ground Fault Circuit Interrupters) are electrical devices (receptacle or circuit breaker) which are designed to protect
people from electric shock.AFCI (Arc Fault Circuit Interrupter) protection is not present in this property. This property was built before the original
AFCI requirement by the NEC (National Electrical Code) in January-2002. The TREC SOP (Standards of Practice)
requires this observation and notes the lack of this protection is a recognized safety hazard.
• This panel may be under sized for today’s modern family. I would recommend a licensed electrician to address this
issue and any other he may find..The roofing is nearing the end of its life cycle.Damaged or missing roofing material should be repaired. All roof penetrations should be
examined and sealed as necessary.
0 votes Thank Flag Link Tue Aug 24, 2010
Keep in mind that sometimes sellers are not aware of certain existing problems--therefore, always have a property inspected beforehand by a licensed home inspector--in the end, the money spent on an inspection, could save you much more in the long run.
0 votes Thank Flag Link Tue Aug 24, 2010
That is unfortunate. Home inspections are recommended because many times homeowners are not aware that there are problems in their home, their not lying, they are just "clueless." I tend to give people the benefit of the doubt and I am sure their Realtor let them know that not disclosing a known issue is just asking for a law suit down the line. The seller and their Realtor probably did not know that there were problems with the items you mentioned. Not many homeowners have a device to check their water pressure, nor do they know what it should be. They probably don't know what a AFCI is, let alone where it is needed. As far as the roof goes, if it didn't leak, they probably were not aware of its condition. You looked at the house before you wrote the offer, did the roof look bad to you? Remember that they knew you were getting an inspection and anything they were not honest about would be discovered. It makes no sense for them to lie.
However, those are all issues that can be negotiated. I am not sure how disclosure laws work in Texas, but here in California once a home inspection has been done, and the seller has a copy of it, they are required to share it with anyone who writes an offer on the house. If they fail to disclose the inspection, then they are being dishonest and subject themselves to possible law suits. It is probably in their best interest to try and make it work with you. If they are not willing to fix the problems ( I'm guessing they don't know how and/ or don't have the money,) then ask for a price reduction or a credit at closing, so you can fix the problems.
Even if the deal doesn't work out. the inspection was not a waste of money because it saved you a lot of money and headaches in the long run. Remember, most sellers do not have knowledge or skills to recognize potential problems. We tend to get used to our homes and things like bad water pressure just seem normal. They are not dishonest, just not lacking in skills and knowledge. That is why a home inspection is so important. Good luck to you.
0 votes Thank Flag Link Tue Aug 24, 2010
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