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Posted by hallerb@aol.com on November 2, 2009, 8:23 am
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> AZ Nomad wrote:
wrote:
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> >> (I'm clueless about electricity... actually it sort of scares me, so
> >> this is all Greek to me).
> >> Question - I'm in the process of selling an older(1950's) home. The ho=
> >> inspection was Friday, and I got the buyers' laundry list Saturday
> >> afternoon. One of the things they are asking for is GFCI's to be
> >> installed in the bathrooms. (This is in Baltimore County, if that make=
> > Damn, you're a cheapskate.
> You haven't seen the rest of the laundry list...
> Seriously when I posted the question, I had no idea if having a GFIC
> installed was a big deal or not. A relative had just told me that since
> it was a two hole plug, the electrician would have to run additional
> wiring from the basement that could cost thousands. If it really is as
> seemingly straightforward as it's been made to sound, I don't mind
> paying for that.
> What amazes me is that this is the second home inspection in the last
> year, after the prev sale fell through. And both inspectors found
> entirely different things to complain about. The first one never
> mentioned GFCIs, but came up with things like the length of some exhaust
> pipe on the water heater. This one came up with the GFCIs but not the
> plumbing, plus he zeroed in on settlement cracks on the back porch that
> the first one didn't mention as a problem. That's why I was having
> problems evaluating what's really necessary. Versus "oh let's see if we
> can get her to upgrade this while we're at it".
My experience too, 2 buyers, 2 home inspections........
first inspector noted no GFCI on garage sump pump. so installed a
GFCI, but sale fell thru.
new buyer inspector number 2. noted there SHOULDNT BE A GFCI ON SUMP
PUMP:(
home inspection industry is a joke. 2nd inspector wrote up gas valve
on BRAND NEW water heater. had valve replaced, plumber said it was
perfect.
home inspectors sometimes make up things to justify their fee.
and yes some issues will get buyer a denial of homeowners insurance,
and thus sale is impossible........
cracked trip hazard sidewalks, lack of railings. FHA has even more
standards
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Posted by DerbyDad03 on November 1, 2009, 10:08 pm
ote:
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> >(I'm clueless about electricity... actually it sort of scares me, so
> >this is all Greek to me).
> >Question - I'm in the process of selling an older(1950's) home. The home
> >inspection was Friday, and I got the buyers' laundry list Saturday
> >afternoon. One of the things they are asking for is GFCI's to be
> >installed in the bathrooms. (This is in Baltimore County, if that makes
> Damn, you're a cheapskate.
re: "Damn, you're a cheapskate."
Didja miss the part where the OP said:
"I'm trying to figure if it's easier to just offer some additional
money at settlement and let them have the work done themselves."
Apparently, it's not about the money.
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Posted by DerbyDad03 on November 1, 2009, 10:18 pm
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> (I'm clueless about electricity... actually it sort of scares me, so
> this is all Greek to me).
> Question - I'm in the process of selling an older(1950's) home. The home
> inspection was Friday, and I got the buyers' laundry list Saturday
> afternoon. One of the things they are asking for is GFCI's to be
> installed in the bathrooms. (This is in Baltimore County, if that makes
> a difference). I know that I've heard that these are required if a
> bathroom is renovated, but are they required in one that hasn't been?
> The only thing I've done in the past 20+ years to the bathroom was to
> paint, and have a new vanity installed. There is currently a two prong
> outlet near the sink in the hall bath. I saw a couple of sites online
> that says these can be GFI'd, but that they won't have an equipment
> ground (whatever that is).
> In the basement bathroom (truly in the basement, not like it's a powder
> room), the only outlet at all is one that is built into an old medicine
> cupboard.
> I don't want to lose the sale, and am willing to do what's legally
> requited, but am trying to find out if these are *required* or just
> desirable. The home inspection report just says "recommend bathroom
> electrical outlet be replaced with GFCI type outlet". There are a number
> of other items in the laundry list that to me fall in the "it would be
> nice" category (repair cracked tiles on bathroom wall), but don't affect
> habitability of the house, and I'm trying to figure if it's easier to
> just offer some additional money at settlement and let them have the
> work done themselves. I guess I'll spend the day on the phone tomorrow
> getting estimates.
As others have said, putting the GFCI's in the bathrooms would be a
great goodwill gesture. It might even go a long way to letting you
slide on the other "it would nice it they were done" items. A little
give and take.
As far as replacing the 2 prong outlet in the upstairs bathroom, as
long as there is room in the box (GFCI receptacles take up a bit more
room) it's an easy swap.
As far as the one built into the medicine cupboard, you might be able
to find a outlet upstream of that one where you could put the GFCI.
Either that or you could replace the breaker for that room with a GFCI
breaker. It's would be a bit more expensive, but not as expensive as
losing the sale. That might also work for the upstairs bathroom if the
box is too small.
Yeah, there might be nuisance trips depending on what else the breaker
controls, but they won't be a nuisance to *you* if you get my drift.
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Posted by DD_BobK on November 2, 2009, 1:30 am
show/hide quoted text
> (I'm clueless about electricity... actually it sort of scares me, so
> this is all Greek to me).
> Question - I'm in the process of selling an older(1950's) home. The home
> inspection was Friday, and I got the buyers' laundry list Saturday
> afternoon. One of the things they are asking for is GFCI's to be
> installed in the bathrooms. (This is in Baltimore County, if that makes
> a difference). I know that I've heard that these are required if a
> bathroom is renovated, but are they required in one that hasn't been?
> The only thing I've done in the past 20+ years to the bathroom was to
> paint, and have a new vanity installed. There is currently a two prong
> outlet near the sink in the hall bath. I saw a couple of sites online
> that says these can be GFI'd, but that they won't have an equipment
> ground (whatever that is).
> In the basement bathroom (truly in the basement, not like it's a powder
> room), the only outlet at all is one that is built into an old medicine
> cupboard.
> I don't want to lose the sale, and am willing to do what's legally
> requited, but am trying to find out if these are *required* or just
> desirable. The home inspection report just says "recommend bathroom
> electrical outlet be replaced with GFCI type outlet". There are a number
> of other items in the laundry list that to me fall in the "it would be
> nice" category (repair cracked tiles on bathroom wall), but don't affect
> habitability of the house, and I'm trying to figure if it's easier to
> just offer some additional money at settlement and let them have the
> work done themselves. I guess I'll spend the day on the phone tomorrow
> getting estimates.
Lee-
We've bought & sold a number of homes over the past 20 years. I
typically dont bother with a home inspection & we adjust the offering
$'s to our " we'll take as is" .
When we've sold, of course the buyer has an inspection & the resulting
laundry list of "defects", cuz that's how inspectors jsutify their
cost....typically a bunch of nit picks.
I go through the list & figure how much each itme would be for me to
fix or cost to hire a fix. I come up with a number (usually a combo
fix plan) to do them all. We've used the same realtor in all our
sales and the conversation goes like this "Jayne, how many $'s to make
the list go away. I can do them all for $3000. She talks to the
other realtor, the price is adjusted & the list goes away.
In your case, as others have suggested, just install a GFI yourself &
sticker it.
IMO, in this sales environment, you dont want to blow a sale for a few
simple, inexpensive fixes.
cheers
Bob
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Posted by cshenk on November 2, 2009, 7:05 pm
"Lee B" wrote
show/hide quoted text
> Question - I'm in the process of selling an older(1950's) home. The home
> inspection was Friday, and I got the buyers' laundry list Saturday
> afternoon. One of the things they are asking for is GFCI's to be installed
> in the bathrooms. (This is in Baltimore County, if that makes a
> difference). I know that I've heard that these are required if a bathroom
> is renovated, but are they required in one that hasn't been?
No, it is not required. Futhermore, even having an outlet isnt required (I
have none in the bathrooms).
I'd check estimates, then if the list is too long offer what portion you are
willing to cover, and if they want it all, tell them how much the house
price increased. based on estimates. for the work.
Look, houses sell all the time 'as is'.
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