Here is a retelling of a recent Farmington Hills home inspection with a Michigan first time home buyer. They called me up to meet. Not cry, no overly upset but with a few worries.
The Farmington MI home was built in 2002. But as the Metro Detroit home inspector was going through the home he made these comments:
- The furnaces were just mediocre quality or average quality
- The hot water tank was just fifty gallons and that they wouldn't be able to shower and wash clothes at the same time
- The outside of the house needed painting
- There is only 9 inches of insulation in the attic. Since 2002 the code now recommends more insulation than that.
We sat down to talk about all of these things. When you buy a home the quality of furnaces, appliances, water heater, and other items may be of lesser or greater quality that you would buy. The seller is not going to up-grade a furnace to a better quality furnace if it is not broken. The best thing to do is use the furnace and then replace it when it breaks. That is unless you want to reduce your energy costs and replace it with a high energy efficient furnace.
The average water hot water tank is 40 - 80 gallons. Yes the builder didn't splurge on the hot water heater and the home owners didn't know better to ask for a bigger one. An new one should cost about $500 - $700 depending on the contractor. Again the seller most likely won't put in a new one because the old one isn't broken.
Outside painting - The paint isn't peeling and yes it does need to be painted. Because this is a Farmington Hills foreclosure the bank is not going to get involved in maintenance issues. They are going to tell you no. They are going to say "take it or leave it".
All of the homes in the subdivision are about the same age. So they all have the 9 inches of insulation in them which was required at the time. Yes the Department of Energy now recommends much more but you have to look at the cost to install, the savings you will get, and how long it will take to get your return on your money. Again the seller is not going to do this.
So when you do your Farmington Hills home inspection or any inspection in the Metro Detroit real estate market don't expect the seller to upgrade working items.
Most sellers will not replace or add to items that are working or sufficient. It will be up to you to upgrade a working part of the house. And most sellers will not do common maintenance items unless you push the issue. Many times it will come down to.... do you want the house as is or not?
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My Month of April quote:
"Sometimes the only way to get to the far shore is to lose sight of the shore you just left"
Russ Ravary
"helping make your move easier"
your local Metro Detroit Realtor helping clients like you sell and buy homes through out the entire Metro Detroit suburbs. I love showing and selling Oakland County and Livingston County Lake front homes too.
Inspectors need to put their remarks in context. Hate it when they just are negative, but know the items they writeup aren't that big a deal.