I recently had an offer accepted on a home - close to asking price. I got the inspection report back and there are concerns. the concerns are:

Asked by Michelle Putman, Warsaw, IN Thu Jul 1, 2010

Major Concern Area: only 2 conter level outlets in kitchen and no outlet on bar. Main floor laundry/half-bathroom did not have window and had no exhaust fan or other means of venitlation. No GFCI protection throughout house and no H/C supply registers in 3 rooms with outside walls. Potential SH ther are 4 code violations - (kosckiusko county Indiana) 1) walls and ceiling between garage and living area covered with OSB sheets 2) top step to sencond floor significantly shorter than others, garage electical sub-panal was supplied by 3-wire cable only, so hte ground and neutral supplies not properly separated to the sub-panel and branch ground and neutral connections inside panel not separated of isolated as they should be.
Seller is only offering a $1k concession and the house was built in 2001.

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Mark Skibows…, Agent, Warsaw, IN
Fri Jul 2, 2010
Michelle... Erik's answer hits the nail on the head. The only addition I'd make is to discuss your concerns with your agent and the home inspector who completed the inspection and then make a decision! Good Luck!
Web Reference:  http://www.warsawmark.com
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Scott Godzyk, Agent, Manchester, NH
Fri Jul 2, 2010
Michelle the key factor is how much do like and want this home, if you are looking for a way out, and you are within the dates for the home inspection you can ask for a release in writing,

If you want the house you can get estimates to make teh repairs and ask teh seller to credit you for them or to make the repairs.

you have to concern yourself with the major issues. you can have an epectrician easily fix those wiring items, i wouldnt concern myself with the step, between the house and garage should be a firewall with firerated sheetrock or osb, have it checked by a professional.

Good luck with working things out
Web Reference:  http://www.ScottSellsNH.com
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Don Tepper, Agent, Burke, VA
Fri Jul 2, 2010
Good answer from Erik.

Remember: Home inspectors are paid to find problems. That's their job. And in your case, he did find some items--though some are a stretch. For example "Top step to second floor significantly shorter than others." That's the sort of thing that makes some people roll their eyes, and some seller decide to sell a house "as is."

My guess would have been that you were buying a slightly older home (built in the 1950s or 1960s) and codes were different back then. The "only 2 counter level outlets in kitchen" is a clue. Back in the 1950s, it wasn't necessary to have a lot of outlets. You might have had a toaster, and that's it. You wouldn't have had an electric knife sharpener, a microwave, a Quisinart, a blender, a coffee maker, a cell phone recharger, and on and on. The bigger concern is whether you'll pop circuit breakers (or fuses) if you run multiple appliances at once. I'm a bit surprised that the house was built in 2001. However, if it was properly constructed to code, it's difficult to fault the seller.

No GFI protection: Same issue. You should have that, but it doesn't cost much to replace regular outlets with GFI ones where necessary (bathrooms, etc.).

What you want to focus on are the real safety concerns, to the extent there are any.

Check with your Realtor for specific advice on what to do next. (Something slightly higher than a $1,000 concession might be appropriate, but you didn't seem to describe anything that can't be fully addressed at a reasonable price.)

Hope that helps.
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Erik Armstro…, , 47802
Thu Jul 1, 2010
The way I explain the Inspection Response to my clients is this, "We're looking for elephants not mice." We are looking for the items that Indiana defines as a Major Defect. We're looking for the items that adversely effect the value of the property. Items like "only 2 counter level outlets in a kitchen and no outlet at the bar" don't qualify. Any and all issues that pertain to Safety do qualify as well as issues that do not meet County codes. If the Seller thinks they can fix those items for $1,000 or less ask them to do so, if they can't get it done for that much then neither could you in which case you should consider getting a couple of bids for the work and evaluating how much concessions should be.
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