In contract SFR in Austin..Inspection issues! Roof,No Range Vent, Others!!
Real Estate Agent · Burlingame, CA · Member since 2014 · 20 posts · 5 votes
Greetings to All.......
Another stunning day in Paradise! I hope you didn't lose $ on the Super Bowl!!!
Thanks so much in advance for your time!
Just back from Austin...got into contract and the inspection called out some issues. Real Estate is done very differently in Texas vs Austin.... hence my questions.
What is the life expectancy for a roof given the hail/climate? How much $ to replace with a good quality composition for an 1800 SF home?
The oven has no venting mechanism....Id want to vent through the attic rather than a recirculating model....what trades person does this and whaty can I expect to pay to remedy appropriately? Sounds like this is original from consturction 2008 but really hard to believe....
Illhave more questions and will be looking for various tradespeople once I close on the property but these are the immediate hurdles for now.
Again....thank you allever so much for any insight and advice....soooo soooo different here in California!!!
Have a good eveing All....Cheers Denice!
Hi Adam...so great for you to weigh in here! I agree with all! There were several issues noted as relates to the roof including staining in the ceiling of one of the closets and moisture noted in the attic....That to me suggests current and past leakage...something that was never disclosed. What is the implication for mold/ mildew? Is this a common issue in Texas?
you're right...I need to get varying estimates for repair....
I am all about putting forth a really good quality rental home for prospective consumers.....
thanks much again.......Cheers Denice!
Hi Denice,
Adam is right about the roof and the inspectors. Though there are some ovens that actually do require a vent (usually higher end like Thermador). And since they are uncommon, installations of these units often times are done incorrectly.
The fact is that if the oven requirees a vent, it is dangerous to ignore that. Get the installation instructions for that oven model and see if they call for a vent.
If you can't do that, start by asking the inspector why that particular oven requires venting when 95% of ovens don't. If he has a good answer then contact an appliance dealer who handles high end appliances. Do not call Home Depot, call an expensive appliance dealer. Try to bypass the sales people and get a mangager or owner. Give them the model # and see if specs call for venting. If so, ask for the name of a reliable installer who can take a look at it (even plumbers and HVAC guys may not be familiar with these ovens).
It sounds like a lot of work, but when it comes to heat generating appliance you should cover yourself.
Good Luck!
Denice,
I noticed that you mentioned "oven" and then also "range". Ovens that have vents release heat and gases. As I mentioned they need to vent to the outside.
Range hoods collect grease and smoke from the cooking area. If one is recirculating it simply pumps everything back into the kitchen. If it is ventilating it absolutely needs to direct the grease and residue outside, and not into the attic.
roof, deductable of $2200 on est 2500 sq ft, 2 story. i don't recommend a 30 yr since you will probably change it again after a few years.
the moisture, stain, etc was probably not disclosed since it was not known to the sellers. i could be wrong. as far as mold-mildew, did inspector say there is presence of mold? i've been told by many inspector, every house has some mold. it's the amount-level that is the main factor.
2008 house built? if you mean vent hoods, where is the builder? this is only 6 yrs so I think it is a building code? i'm not a builder, but i think it's an avenue worth exploring.
hope that helps. all the best.
Here in Austin for a tract home in a newer subdivision under 250k or so the standard would be to have a recycling vent hood for a free standing range. I personally would not spend the $$$ to change
A 2008 home should not need a new roof and I would get a roofer out there to check it out. Is the property currently vacant ? We have had some cold spells this winter so if not heated it could just be some condensation or possibly some loose flashing
RE: the roof
If you'd like a roofer to go look at your roof, message me and I'll give you the contact info of someone that I work with. When it comes to shingle roofs, she is my go to person. She'll visit the site, then have a conversation with you about what you need or don't need.
Lynn
Greetings Lynn...Thank you sooo much for reaching out...I actually had 2 roofers out and got some real clarity on the issues at hand....Seems like some repairs are in order rare than a replace!
I could really use some good recommendations for a few other trades people and would love to give you a call if that's OK...
How helpful and gracious you've been..thanks again...I'll call over the next day or two....
Thanks much again Lynn.....Have a great evening!!! I loved Austin!!!!
Cheers Denice!!!
Thank you to All for weighing in on the issues laid out and for helping out a newbie to Austin!! What a very different animal than California!!! What a learning experience but adapting well!!!
Evidently just some repair for the roof...still trying to figure out the range/ microwave issue...I do agree there needs to be a venting mechanism in place and it appears that " someone "did not install a new microwave correctly....
Id like to swap out the carpet for a nice scraped wood laminate....a nice new coat of paint..some other aesthetic and cosmetic upgrades to really make it stand out!
If anyone has a great handyman, painter,flooring recommendations I would be forever indebted!!!
I liked Austin enough to consider for retirement ;0)
Thanks so much and good evening to All!!! Cheers Denice!!!