All Forum Posts by: Logan Loughmiller

@Patricia Steiner - Thanks so much for your detailed response, this was exactly what I was looking for. I think I will arrange to get the HVAC bid done with the inspection as it's a pivotal addition for me.

It does make sense that contractors would have found creative ways to work around it. Given the sheer volume of houses with both, it would be a necessity. 

I imagine likewise, that inspectors are also very used to people requesting it not be included in the tests? I suppose I could just say "only test for it if you see something potentially hazardous"?

Thanks again

I'm in contract (in Oregon) on a house that was built in 1950 and have been advised by another local investor to NOT get a lead and asbestos inspection. That due to the age, you should just assume leads in there and probably asbestos. And once it's been documented it has to be disclosed at the next resale.

My main questions are - 

If I do want it tested for lead and asbestos in the inspection, would that be something my mortgage company would require to be fixed to close the sale? If so, would it be better to just test on my own if I want to after closing?

If I did test, would it be reasonable to expect the seller to compensate for some of removal costs? Due to the age and it's assumed content, I didn't know if it would be reasonable. Let alone how competitive the market is here, they could just find another buyer.

My big concern is that the property doesn't have central air and I would be installing that with ducts going through the attic (no crawlspace) immediately during the first month after closing. Wouldn't I have to have it inspected before that anyways or can companies work within those confines safely and legally?

At some point down the road, I would like to be able to do some bigger renovations, but the HVAC is the only immediate pressing thing.

Unit specifics: 2/1 SFH, about 750SqFt. Will be used as an Airbnb short term rental.

Any help greatly appreciated!

@Bruce Woodruff and @Michael K Gallagher - Thanks for the perspective. I do like my realtor as a person and she's been a realtor for 30 years, solid reputation. She did actually give me the same offer of 3 referrals for me to check out. Given how overwhelmed the housing market is here in Portland, if scheduling looks too difficult, I may default to hers anyways. Obviously not going to risk the contract over it.

It's more that I'm respecting and understanding (and not judging!) what her job is and what her relationships are. If the inspectors she uses get most of their work through her and something is "gray area" not good, it seems like the scales could easily tip to my realtor (who naturally would prefer a bump free closing) and maybe that gray area thing doesn't get mentioned or is minimized, etc.

It's a lot more work to hunt down someone reputable and reasonable on my own, but there's a lot more peace of mind knowing that I'm the point person that their primary allegiance is with. 

I think that's what my college professor (who was a realtor himself) was trying to impress. Just wanted to put out feelers to see how common it was to do that, what perspectives/experiences were like. I can see both sides.

Thanks for all the information! 

@Russell Brazil I'm actually fine (but not thrilled) with $1500 if that's what it takes. This is my first rental property and it's pretty important to me that everything's on the level. Down the road, if it was #3-4 I might be less OCD about it.

@Bruce Woodruff I'd love to have an inspector that's also a GC. Is that common? For all the reasons you mentioned and I'm planning on a few modifications at some point. If I can get some "while you're here" ballpark estimates out of the deal while I'm at it that would make the $1500 sting a little less. 

It's going to be a short term rental, 2 unit setup = There's a 1200SqFt, 1944 2/1 on the front of the property and a 850SqFt, 2017 1/1 on the back end of the lot. I'll be living in the back 1/1 and Airbnb the 2/1. So, unusual setup.

Crawlspace- The front house has vents around the foundation, but it doesn't look like a legit crawlspace that would fit a person/ductwork. The back house has a solid crawl space. Both do NOT have HVAC, only module heating units. Which I will be removing and installing HVAC in both. (won't that be fun!) Luckily, I got a great deal on the place and my numbers include that.

So my current inspection tally is looking like:

Full home inspection, radon test, tank sweep, sewer scope, mold
Pest - bed bugs, termite

Anything vital I'm leaving out? I'm in the Portland, Oregon area.

@Lydia S. - Any specific recommendations on what things to make sure to include? My realtor said to ask for-

Radon test, full home inspection, tank sweep, sewer scope.

For my own bed bugs paranoia I may have a pest person check out the place as well. 

Locking this down just became a much more pressing matter becaaaauuuuuuuse....

I offically just got my offer accepted on it today! 🙂🎉

Thanks @David Avery! 

That's reassuring. Did a google search to understand what 3:12 looks like and after looking at the angle examples, I think it's a good bit higher than that even. Comparing the photo, it looks like about 6:12 actually. Obviously I understand they'll need to put eyes on it to confirm, but if they can put one in a house at 3:12, I'm feeling much more confident about it going in here.

Which is fantastic, becaaaaaaause...

I just got my offer accepted on it today. 🙂🎉

Thanks @Frank Chin! That actually does help a lot thank you. I was more just trying to gain a perspective of where the seller was coming from, to help navigate negotiation terms that would serve us both well. Thanks for your insight!

Thanks @Lydia S.! That was exactly what I was looking for. Checking out the Portland InterNACHI website right now, that along with knowing what to ask will really help narrow things down. 

Much appreciated!

A realtor I took a course from in college always impressed upon us to use an inspector you hire and not the one your realtor suggests. That there is too much room for a conflict of interest.

Thoughts? Is this a position held by others?

I’m about to need an inspection done and want to be smart about it.

Does anyone have some good recommendations for residential inspectors they've used and had a good experience with in the Portland, Oregon area? 

I like my realtor and inspector to be independent of each other and I'm approaching a time when I will need one. 

Thanks!