All Forum Posts by: Dav Pohote

Update: Buyer Agent sent a notice of termination over her inability to interpret the report. We made concessions including covering the cost of a brand new panel, she kept digging more and embellishing matters to her clients. Also had a roofing contractor lie about the state of the roof in hopes of getting a new one - when our own roofer said there was nothing wrong with it and the life span of a roof is a lot more than 10 years. 

Relieved but a nightmare of a person to deal with. I doubt the buyers know who is representing them. 

 In general, what the next buyer will have an issue with or haggle over. Getting it over with. The agent is saying we have to disclose this info and making a big deal about it for the next buyer if they withdraw offer.

We've gone back to the agent and see what she responds with. 

 I have done exactly that while recommending contractors I have worked with that don't upcharge like crazy (unlike the people they sent) - let's see what their response is. 

Quote from @Alan F.:

Quote from @Dav Pohote:

I am trying to see if a home has an exterior shut off for electrical --- this is all I found. Are these related to the air conditioners, or do they control the electricity for the entire house? 

More than likely those are the service disconnects for the condensers. They are actually the overload protection for the units but some AHJ'S  allow a circuit breaker to serve as the disconnect. Looks like a nice install, square d is good equipment, also looks like they have a 120v circuit (now required) for the AC techs to use
.

 Thank you, I can always shut them off and see what happens but wanted to avoid any unnecessary issues ;p 

 It's in a well sought after neighborhood with good schools that I remodeled to appeal to modern tastes. Offer received within first week with plenty of showings. However, the upstairs bathrooms aren't remodeled and they didn't say anything about that. 

Closing is 24th -- I want to go back to them with something concrete rather than arbitrarily say "As is, take it or leave it". What I'm getting from BP is it was code in '97, have never had any electrical problems, all appliances and a/c's are new and functioning well, so if you want you can do that on your own dime. 

I'm fine with whatever they choose to do, there's plenty of interest and we're early in the summer.

I am trying to see if a home has an exterior shut off for electrical --- this is all I found. Are these related to the air conditioners, or do they control the electricity for the entire house? 

General question about smokers - Can we charge a flat annual fee to a smoking tenant to run an ozone machine?  The walls will likely have to be primed and painted as well once they're out so it's an additional liability. 

I took over a small home with a previous owner animal that peed everywhere and it seeped into the sub concrete. Floors had to be removed and concrete vinegarized. Time consuming. 

 I don't have to say anything. It is in perfect working condition and has never had any problems. Agent thinks they just want a price reduction so demanding as much as possible. But I have wondered abou the ease I can sell a house if everything is not up to code, code being an ever evolving technicality as you stated. 

Selling a house and agreed to terms with a buyer *pending inspection report*. We got the inspection report back and boy... that inspector nitpick. The microscopic distance of the attic vent, insulation spacing, the smoke detectors not being in sync when 1 rings etc. 

However, the legitimate issue was regarding Electric. It's relatively outdated as it's a '97 house and apparently code has evolved in the past 25 years.

For one, it claims the Electrical Panel breaker box cannot be in the master bedroom closet (which is where it's located) nowadays and there's no outside shut off valve. No surge panel is installed in the electrical panel. Therefore, it's not up "to code" and it is recommended installing the panel elsewhere. 

This is essentially a $6,000+ job of a brand new panel and outside shut off valve for what was previously a perfectly functioning system that had never given any issues. 

What is the recommendation of those with expertise in this situation? If I say sell the house as is, and the buyer walks, would future buyers be deterred by an electrical panel in the closet? Do I go back saying I'll make the recommended changes to electrical panel, but keep it in the closet? Will I receive a permit for the outside shut off valve if the electrical panel is in the closet (ie, would we have to mention that)?