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Hall of Famer [23994]
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anyone have to deal with a home inspector before
Feb 15, 2019, 9:19 AM
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A few of the things the guy brought up are down-right offensive for making me have to deal with either getting it fixed or negotiating with the buyer. The house is nearly 50 years old and doesn't show any structural deficiencies for what he is calling out (Purlin in attic is a 2x4 but new code says match rafter size which is 2x6). No noticeable sagging of the rafters. Also who knows...the home could have been spec'd that way during construction.
Is it acceptable to tell the buyer to fuuk off? I'm an engineer and the inspector probably has a GED.
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Heisman Winner [105398]
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"I'm an engineer and the inspector probably has a GED."
Feb 15, 2019, 9:21 AM
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lutz
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Hall of Famer [23994]
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Yep. I've been in the housing industry several years
Feb 15, 2019, 9:26 AM
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I've met exactly 1 private inspector that was a CE (and the company I worked for actually banned him from inspecting our homes...sketch AF lol). And only 1 public for the city who at some boolsheet degree from VT that had nothing to do with engineering. All you have to do to be an inspector is pass an easy code book test.
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All-TigerNet [12763]
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and every one seems to have a woody for different things
Feb 15, 2019, 9:42 AM
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it's a very inconsistent group that tends to focus based on the individuals back ground experiences.
1 guy will dissect the HVAC and the next guy will have a woody for electrical and the next guy just wants to talk about surface rust on window lintels and not enough grade at the foundation.
We have solid cedar beams on our porches. You know how wood normally separates radially (sorry, I'm a wood geek) during the kiln drying process? Our guy suggested that all the beams had to be replaced due to "cracking". The seller was floored. I told them not to worry about that BS. He was strong on electrical, but a DA in every other area.
Tell 'em it is what it is, IMO.
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Oculus Spirit [93582]
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We had a engineer teaching Construction materials and method
Feb 15, 2019, 9:48 AM
[ in reply to Yep. I've been in the housing industry several years ] |
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at Lee Hall named Eubanks.
He also taught construction finance. All he wanted to talk about was the house he was building. He asked students who had parents that built houses about rafter spacing and what to do about certain situations. It was the blind leading the blind. He didn't know his asz from a hole in the ground and neither did the kids around me.
I'm not saying engineers are stupid but without residential construction experience they are as ignorant as architects when it comes to building a house.
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All-In [36448]
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Oculus Spirit [79079]
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My inspector didn't note anything about the foundation of
Feb 15, 2019, 9:27 AM
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the house, even though there was a clear dip in the floor. Bought it anyways because I really liked the house and wanted it. Foundation specialist quoted about $5K to lift the house and put in a few new tiers and replace the sagging tier.
Any hoo....important thing about home inspectors. If they note too many problems, realtors will stop recommending them, which is where they get a large portion of their business from. So they are essentially paid to find small fixable problems, but not anything that will halt the purchase of a house. Nice little piece of information to have in your back pocket.
Now as far as buying a house that's 50 years old...#### that with a capital ####. My house is 20 years old and I'm swearing off buying a house this old again. Seems like there's always something fairly expensive to fix around here now (thousands of dollars, not hundreds).
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Lot o points [155516]
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Most home inspectors don’t touch foundation issues.
Feb 15, 2019, 9:31 AM
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They might note an external crack, but that’s it. If you truly want a pre-purchase foundation inspection, you have to pony up for a structural engineer.
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Hall of Famer [23994]
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Yep we're getting a house built by a reputable builder
Feb 15, 2019, 9:32 AM
[ in reply to My inspector didn't note anything about the foundation of ] |
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tired of the maintenance and sheeite of an old house. Plus the furnace/air handler is about to go since its 30 years old.
My neighbor is a GC so i'll just write a letter for him to sign to tell the inspector to eat a ####
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Oculus Spirit [93582]
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If he has a license he's subject to liability.
Feb 15, 2019, 9:39 AM
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All they will do is suspend his license though.
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Hall of Famer [23994]
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He prob don't care
Feb 15, 2019, 9:48 AM
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He told me about how he used to do reno's without permits until he got caught. he likes to live life on the edge
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Oculus Spirit [93582]
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I've worked with all kinds.
Feb 15, 2019, 10:10 AM
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Sounds like a good solid professional.
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Hall of Famer [23994]
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He wasn't wrong
Feb 15, 2019, 11:16 AM
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Permits are a waste of time/money. City inspectors are a totally useless chunk of tax money payroll. I permitted my house expansion last year just so I wouldn't have to deal with the fallout of adding on then selling and that being disclosed. That guy would just come talk to me, say hi, and move along. Told me he doesn't look at work that a homeowner is doing themselves because they trust that the homeowner is doing it right because they are the ones who live there. I lol'd
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Oculus Spirit [80921]
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Oculus Spirit [79377]
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Really is amazing how miserable living in a house you don't
Feb 15, 2019, 10:18 AM
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really like, and constantly has something going wrong can make you.
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Oculus Spirit [79079]
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The first house I bought was brand new. Lived there for
Feb 15, 2019, 10:20 AM
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about 8 years and pieced out. Never had anything go wrong with it.
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Oculus Spirit [79377]
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My last/first house was a 12 year old Regal home
Feb 15, 2019, 10:32 AM
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Things seemed to be deteriorating by the day. Not just my house either, really the whole neighborhood. I'm wondering if a lot of these Ryan homes being built around downtown Gville and elsewhere are going to suffer the same fate.
New house is also 12 years old, but was a custom built. Amazing to be able to keep the house over 70 degrees in the winter. It's nice to stand by a window and not feel the cold coming through it as if it wasn't even there.
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Hall of Famer [23994]
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It's a track builder
Feb 15, 2019, 10:47 AM
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But I will say the materials they use today are better than pre-market collapse in 2008. They were putting up chit homes in sh.itty ways as cheap as possible back then. With the market collapse the market became more competitive and many builders had to step up their game. There is still a huge difference between a track builder and a custom builder, but not as big as it used to be. Some track builders are still kind of sshi.tty, you just have to know what to look for
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Oculus Spirit [79377]
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Just make sure the eaves have at least a little bit of
Feb 15, 2019, 11:07 AM
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overhang. Drives me nuts seeing these totally flat faced houses.
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Oculus Spirit [80921]
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I've had that experience.
Feb 15, 2019, 10:39 AM
[ in reply to Really is amazing how miserable living in a house you don't ] |
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When i first moved in I was worried about getting hit by a hurricane and was trying my best to save it by boarding up the windows etc.
Last couple years I was there we'd get a big storm warning and I was opening windows and the garage door, hoping that the house would just go away. We had to evac one year and I was ready to come home to a blank slab.
One year the A/C, the water heater, the dishwasher and the stove broke. The timer was up on that place.
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Oculus Spirit [79079]
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Heisman Winner [135425]
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Yes, there are always things to be done with an old house.
Feb 15, 2019, 9:40 AM
[ in reply to My inspector didn't note anything about the foundation of ] |
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That said, mine is 100 years old, and it will still be there in another 100 years. Your 20 year old house will be just a shell used for a heroin shooting gallery, or have been razed for a strip mall in 50 years, and the legacy of the handful of Hispanic illegal immigrants that threw it together in a month will be forever wiped off the face of the Earth.
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Lot o points [155516]
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Doesn’t your 100 year presumption include the
Feb 15, 2019, 9:50 AM
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Lake Wylie dammm not suffering a massive failure between now and then? I dunno about that man...some of those dammm engineers may have also been the guys who designed the Tega Cay sewer system.
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Heisman Winner [135425]
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They're actually taking on a massive d a m repair project
Feb 15, 2019, 10:09 AM
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right now. My front yard is filled with barges and stuff. The people that designed the Tega Cay sewerage system did that as a side job on their days off from Captain D's Seafood.
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Lot o points [155516]
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Not sure how they found the time to work on the sewer system
Feb 15, 2019, 10:12 AM
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What with their skills in such high demand for fountains and roundabouts in Rock Hill.
Greenr
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Heisman Winner [135425]
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Tega Cay town council: "Why should we pay an engineer to
Feb 15, 2019, 10:16 AM
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work on this sewerage system when we could just get a huge cork from Amazon.com?"
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Lot o points [155516]
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Lol—-part 2–“And how do you propose we pay for this fancy
Feb 15, 2019, 10:21 AM
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Cork?”
(Police chief slowly raises hand)
“This might be a dumb idea councilman Smith, but we just got these new radar guns installed....”
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Heisman Winner [135425]
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I was just chatting with someone that lives in Tega Cay a
Feb 15, 2019, 10:26 AM
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week or two ago and I mentioned the Barney Fife ticket mill they had going and they told me that since Tega Cay has expanded its territory, the cops now have actual crimes to chase down over there and the speed trap mentality has faded a bit. He said they fancy themselves real policemen over there these days instead of just being Paul Blart Mall Cops like they were before.
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Oculus Spirit [79079]
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Heisman Winner [135425]
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LOOK AT ME, I HAVE A ROOT CELLAR IN MY NEWISH D.R. HORTON
Feb 15, 2019, 10:14 AM
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KIT HOME.
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Lot o points [155516]
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Unless the Green New Deal is already in place,
Feb 15, 2019, 9:29 AM
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Your home only has to meet the building codes in place at the time of construction.
Anything else is a “nice to have” for the buyer and at your discretion.
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Hall of Famer [23994]
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That's what I'm going to tell them
Feb 15, 2019, 9:33 AM
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They had a handful of legit issues but most are dumb new code vs old code stuff.
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Oculus Spirit [93582]
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Lot o points [155516]
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It’s isn’t indeed, but if you are buying a house built in 2006
Feb 15, 2019, 9:43 AM
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Pointing out that its adobe foundation didn’t meet codes in 2006 is a stronger negotiating stance than saying adobe makes me uncomfortable. Both are viable reasons for walking away though to your point.
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All-TigerNet [12763]
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Re: This isn't about codes.
Feb 15, 2019, 9:58 AM
[ in reply to This isn't about codes. ] |
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eggzachery. It's as is and another topic for negotiation. Refusing to negotiate for it is always the sellers option. Is a window cracked? Ok, fix that. Insulation missing in areas? Ok, I'd probably do something about that. Shallow insulation in an old ### house? They're lucky it's still there. What else did he want, a radiant barrier installed? geez
On another note, one of the 'spectors wife-of uses sometimes is pretty good with these old houses around here... common sense kind of guy. There was an old (1930's) house with a NEWLY FINISHED BASEMENT and she was repping the buyer. The house was at the bottom of a helluva hill with cracks in the foundation. Big cracks, not piddly ### mortar shrinkage (lol) cracks. He dug down a little in NEWLY MULCHED FLOWER BEDS up against the foundation and the cracks went as far as he could see. He went in the NEWLY FINISHED BASEMENT and it felt like a humidor. Dehumidifiers on both ends. It didn't smell like mildew, but it did smell like BRAND NEW PAINT. He stopped and recommended having it inspected by someone that specializes in foundations. The sellers knew they were hiding something and now it's material fact. They let a foundation guy come in. Guy looks behind the NEW SHEETROCK and sees the wall is literally bulging inward and cracked after almost a century of hydraulic pressure. He says "not unusual" but needs attention. Seller concedes (got caught). Foundation guy was paid to install those carbon strip thingys on the wall to reinforce it. Seller had to pay him and pay to replace that NEWLY FINISHED WALL that they knowingly hid the problem with.
anywho... TL;DR? some of 'em are good, most of 'em are a PIA with a temp gun and a step ladder.
Oh, this was about perlins. eff that too unless the rafters are warped, sagging, etc. imo
Message was edited by: CUFOR98®
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Oculus Spirit [93582]
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What's the rafter spacing?
Feb 15, 2019, 9:36 AM
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So are any of the rafters showing warping or lateral deformations? I mean, after ~50 years if they haven't deformed he's just being an inspector. You know they get paid to inspect but they think they are earning their pay by finding something wrong. In their small, limited minds, if they don't find it they've fail to do their jobs.
Before I'd give an inch on this I'd strap a light gauge metal across the rafters in line with the purlins. With the sheathing on the exterior a strap across the inside would satisfy a reasonable man and you can check with the engineer in this thread to support or refute my opinion. If you don't have a good pair of shears use 1X4" lumber, it's pretty cheap too.
BTW, 50 years ago was about the time they quit using asbestos in construction materials. You might want to keep that to yourself and wear a negative pressure mask while you're working in the attic.
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Hall of Famer [23994]
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Re: What's the rafter spacing?
Feb 15, 2019, 9:53 AM
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2x6, 16" spacing I believe. Rafter span exceeds the IRC tables so purlin is needed. A 2x4 isn't going to make a difference over a 2x6, especially a 50 year old 2x4 which might be stronger than today's 2x6 due to cheap lumber these days. There's some electrical and hvac straps connected to the purlins that I don't want to have to deal with.
He also noted that the house has incorrect support for the hip rafter joint. New code states to support ridge boards at hip joints but how does he know that the home was spec'd for it or not? Also, no separation or deformities can be seen at the ridge board joint. Essentially he is saying support the ridge board like a ridge beam. Might just pop a couple 2x4's up and call it a day.
We have the brown cellulose insulation. If there's asbestos in it I would be dead already. Our house was built around the time of all of the modern building practices were implemented. No lead paint, asbestos, wiring is romex, PVC sewer, etc.
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Oculus Spirit [93582]
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None of that is a big deal.
Feb 15, 2019, 10:09 AM
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If it were me I'd ask what the buyer thinks is a fair deduction to buy the house with no modifications to the existing attic framing. If it's significant then do the work yourself if you want to close the sale. Make him commit on paper to the purchase before you do the work.
Put 16" 2x4 cleats on the side of the rafters to give yourself a nailer for the straps. I'd use metal because I'd rather move something around in an attic which is lightweight and bends. If you don't have tinsnips you might want to use wood. Either way it works.
Either way the inspector's report is probably going to follow the house one way or the other.
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Hall of Famer [23994]
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Re: None of that is a big deal.
Feb 15, 2019, 10:49 AM
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also just got word that they want a licensed electrician to do the electrical items. told them to eff off. Not paying someone $500 to separate neutral wires in the panel or to add plugs to open panel holes. Had they known all the electrical stuff i've fixed in this house they'd probably have an aneurysm.
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Oculus Spirit [93582]
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You have every right to repair the electrical yourself.
Feb 15, 2019, 11:00 AM
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If you're squeamish about sticking your hands in the panel pull the meter out of the base and station a guard to make sure no one gets near it while you work. #### a gatdam inspector.
I wouldn't do chit to the house except the electrical until someone signed the papers.
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Hall of Famer [23994]
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Yes exactly. I replaced the panel myself last year because
Feb 15, 2019, 11:12 AM
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the old one was an aluminum zinsco. Also wired the whole house expansion.
Do they ask for the contractors receipt or something to verify a contractor did it?
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Oculus Spirit [93582]
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Do they ask who wired the house when it was built?
Feb 15, 2019, 4:36 PM
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That the point of the inspection to see that it's done right. You have every right to do your own electrical work. Most local codes require an electrician to do new construction and additions but unless you apply for a building permit for additions and renovations they won't know about it. Duke power won't set out a meter base without a permit on site.
I can't imagine a civilian inspector getting involved with city, county or state officials. He's out of his league.
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Lot o points [155516]
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1988 just gave you non-construction guys some real ammo.
Feb 15, 2019, 10:16 AM
[ in reply to What's the rafter spacing? ] |
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If you want to sound like a real badasss, when you’re talking to a construction guy about anything at all, just use this phrase: “Let’s cut to the chase, Butch—-you seeing any lateral deformation?”
They won’t question your expertise again...ever., and you’ll show that you’re a man to not be effed with.
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Oculus Spirit [93582]
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I remodeled Greenville City Hall in the mid 90s.
Feb 15, 2019, 4:47 PM
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The electrical inspector was a poosy who wouldn't ride on top of the elevator and inspect the penetrations in the shaft wall so he just approved the change orders with no verification that the city had issues in the shaft or that we'd finished the work to code requirements.
I got him in my asbestos abatement containment once after spending a fortune on a full hood respirator and tyvek suit in size 4XL and he was near to tears in the first five minutes. Inside of that five minutes he decided paying me to tear out and replace all the electrical work in an 11 story building was justified.
The project started with a 1.4 mil price tag and they ended up paying us 2.5 mil for the job.
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All-TigerNet [12270]
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ha, home inspectors, what a pain in the ### rip off.***
Feb 15, 2019, 11:10 AM
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Hall of Famer [23994]
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yes that's why i'd never hire one but I can understand why
Feb 15, 2019, 11:13 AM
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people who know absolutely nothing about houses do
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All-TigerNet [12270]
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what really gets me is they will pay those guys to inspect
Feb 15, 2019, 11:21 AM
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the house, no questions ask, then question my fees to look at a real problem.
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