So yeah… Not much posting the last week. Things are still pretty overwhelming here. Every time we think we’ve hit rock bottom, something else turns up wrong with the house we never should have bought.
It’s like a BAD reboot of the movie “The Money Pit”, except it’s so over the top nobody would find the story believable.
So let’s see… It started after closing when we FINALLY got the seller out, and were able to do the final walk through that we SHOULD have been allowed to do before closing.
The electrical was left ungrounded despite a contractual obligation to bring it up to code:
And once there were no longer boxes and crap blocking them, we discovered holes in the cinderblock walls:
We found windows that were installed without being properly sealed, the worst hidden by ivy:
We can’t even find a contractor that will look at the windows either. If it’s not a $15,000 full replacement job, they can’t be bothered. We did get an electrician to come out and look at the outlets and grounding issue however. When they did, this happened:
That’s Vermiculite ‘insulation’ pouring out of the wall through the electrical outlet’s box. More on that later. Right now, the biggest electrical company in Chattanooga, that even handles major industrial work, doesn’t want to touch this house.
Given the trouble with the outlets, we peeled back the wood paneling in the den and found TERMITES! In an all brick house mind you.
I got up into the attic and found that the home inspector lied his arse off about the condition of the roof. The rafter beams aren’t even flush against the crown beam of the roof:
Note the weathered look of the plywood decking on the right side vs the newer look on the left side also. Oh and those boards aren’t painted with any kind of wood stain. Nobody knows what it is yet, but the folks that have looked at it don’t think it’s black mold. You can also see wiring left hanging loose randomly, oh and the elephant in the picture; the crown support that’s supposed to be vertical is crooked as hell.
The roof itself has rotting decking, and a few rafters that need to be replaced as well, and it’s sagging in multiple spots:
The section around the chimney has actually gotten worse just in the month we’ve had the house. Why? The foundation is falling in everywhere. I already sort of covered that in my “Follow the Evidence” posts. This post is already getting REALLY graphic intense too. Suffice to to say that checking the house with a laser level didn’t find a level room in the house. Some walls were not only unlevel, they are leaning also.
We’re looking at $50,000 to $60,000 or higher to fix the foundations and walls. That will involve tearing up all the floors to add supports to the interior walls. So we’ll need to install new flooring afterwards too.
So another $10,000 to $20,000 for flooring on top of the $60,000 for the foundation and $15,000 for the walls. We haven’t even touched the improvements done without permits also… Things like the gas water heater plugged into an overhead light fixture’s socket:
THAT is why you want all work to have the legally required permits.
What doesn’t have a permit? All the windows except 1 were replaced (and left unsealed and without trim), a new side door was put in (without properly reinforcing the door way, leading to the accelerated roof collapsing), the new instant hot water heater, electrical rewiring of the kitchen, a completely renovated bathroom, a new electrical breaker box (sitting right on top of an outlet), new electrical and plumbing for the relocated clothes washer and dryer. Probably a few other things I’m forgetting right now as well.
So, then comes the kicker, part 1… Weeks later, we finally get our radon test results back…
We’re sitting at 3.13x the EPA maximum sort of safe limit for radon gas. Per other sites, that means we have a 1 in 30 chance of getting lung or some other cancer.
We also have an asbestos inspector come out and gather samples for testing. Long story short there, the flooring tile that I showed in my previous post is 90% likely to be asbestos.
Note how level the floor is also.
That vermiculite ‘insulation’ that I mentioned up towards the top of this post? Turns out that almost certainly contains asbestos as well. The primary (ie almost exclusive) mine location for it in the US up until… 1990 I think I read, had the vermiculite contaminated with asbestos.
The ceiling tiles and bottom most layer of attic insulation MIGHT also be asbestos. The technician that gathered the samples was a bit more optimistic about them.
Combine all of that with a dozen other issues I mentioned, like ant and roach infestations, and the utilities for the two neighbors behind us cut through our yard, and kind of close to the house (undisclosed easements), which in turn prevents us from doing anything like adding a garage without having to relocate the neighbors’ underground utilities, and the house is a freaking mess. We’re looking at a good $100,000 to $150,000 to make the house right, on a house valued at $250,000 (and is really only worth the land it’s sitting on).
It could even be more depending up how much asbestos abatement is needed.
A New Blogging Topic:
All of that leads me to a decision here… I’m going to start a new blog topic or series here on avoiding getting burned the way we did. I’ve learned FAR more than I wanted to about home inspections, building codes, etc… and it’s time to pass that on.
The sad reality is that you often can’t trust your realtor or home inspector to look out for you. Your realtor is all too often focused only on closing the sale and moving on to their other clients, especially if you’re under $400,000 in home value. Too many home inspectors are more interested in keeping their referral business from the buyer’s and seller’s agents to be thorough also. They won’t risk blowing up a deal to save your butt. The standard contract from the international inspector’s association includes a hold harmless clause in their contracts too, no matter how bad a job they did.
So yes, lots of new info coming your way soon.