Oh, I should add: all work on the house was done to code, with permits and inspections.

Sounds like you found a gem, or at least a seller who knows how to please buyers .....

Snce it is in Miami, I would concentrate your house inspection on making sure all the new work is hurricane proof to the highest degree possible. That means every element of the exterior shell.

Why was all this work before sale? Was there prior damage (if so that could warrant a little more looking into as mold problems can be covered up), or was it just a busness investment for resale?

I am amused by the working fireplace. My Dad who lives in Miami is always busting on me for all the work we do heatng with wood up here nearly in Canada. Seems like I should send him a cord or two for his fireplace....

Good luck with your new house!
Molly~

Thank you for your good wishes!

A neighbor who is a contractor purchased the home to restore to improve the neighborhood -- and for profit. All the work was done because the house had fallen into disrepair -- much of it cosmetic (i.e. some of the windows were painted over)- he said there were 11 layers of linoleum in some places in the house. Any floor joists that had issues were removed and replaced. There was no water damage showing in the attic.

The house is so beautifully done that I wouldn't hesitate to recommend the young contractor to anyone in the miami area who wants restoration or other work done on an older home. He even restored and rewired a lighted built-in sideboard!

Meanwhile, can a good inspector determine if there is hidden mold?

Hidden mold is the dickens to spot, if it has been skillfully covered over.

However, some chats with the workmen might reveal if there had been a mold problem, and what was done to remediate it.

The first step, of course is too shut off whatever moisture is supplying the mold with its essential requirement. 'Course Miami, being Miami, you have a big atmospheric problem to begin with. (I can't brag though we often have an outdoor RH of 20% here, it usually only comes when we also have 15 degrees below zero....).

Anyway, once you locate the source of moisture, stop it by repair, replacement or buttoning up the house. Then you need to remove all the contaminated parts. (Actually, of course you remove the contaminated parts before you make repairs, etc. but you probably realized that!)

Probably a little frank talk with seller is in order, though if you have an intentionaly deceptive seller, he probably won't own up, anyway. In all likelyhood it's not a problem, anyway. You might try to get a written statement from the seller/contractor that they looked for and remediated any mold prior to closing up the walls, etc. That way if you do develop a problem down the road, you'd might be able to recover some $$.

I think mold is more of a problem when houses have been in "wrecked" condition than ones that have been continuously occupied and kept in good repair. Is your seller staying in the neighborhood? If he is, he probably wouldn't want to fudge it as documented mold problems would depress the resale on his own dwelling.

Don't worry too much about what has happened; I'd be looking more at what's been done to protect you from the next hurricane season. Does your house come with storm shutters? Properly made ones are a huge blessing when HD runs short of plywood and a Cat. 4 is on the way. Worth having made ahead of time, IMO!

Molly~

The seller has been pretty open with me about what he has done to repair the house -- and mold wasn't an issue. He has been forthright on all issues to date -- and he is planning to continue living just down the street.

The house still has its 1950's awnings -- which can be lowered. I am hoping to be able to obtain the needed plywood after I have a committment to close -- which is anticipated to be sometime during the last 2 weeks of July. I will get in line for hurricane shutters for next year (it's a 9 month waiting period now :( )

i would get my ass down in the crawl space and crawl every inch of the place. i would check to verify all you said has been done has been done. esp the plumbing.. look for the new romex. check the outlets with a circuit tester. pull the dead front off the panel. eyeball the size of the main service entrance conductors. check to see if any plaster has been covered with that wallpaperlike stuff and painted over. check for leaky faucets that are so old you cant get repair kits for them. crawl the entire attic area and look for past water leaks. check all the old wood esp windows, the bottom of the bottom sashes for wood rot that has been patched.... sound like i've taken it in the poop chute?

yes... it does sound like you went for a bad ride to an ugly place...

I've seen some of the piping because I've been in the house during the last part of the renovations (I'll leave it to the inspector to crawl under and into things) - it sure looks like copper pipe to me.

All new faucets (yay!) and he has taken apart the windows and repaired any rotted sections by rebuilding the section.

I will check the outlets if the inspector does not -- but I will ask the inspector to inspect them all.

Thank you for the pointers!

I read the Real Estate section of my newspaper and I remember the expert always saying to accompany the inspector as he does his inspection. You might have to take time off from work but you will learn more than if you just read his report. The other thing i remember is the expert saying that people can hide defects, waterstains, etc by putting their furniture in front of them, or by covering them up with rugs,carpets. If this house is empty, that shouldn't be a problem.

yes -- I had a contract on another house - -and went with the inspector. He came back with a 46 page report -- all with the problems with the house. The only thing that passed inspection there was the for sale sign!

So, thank you for the reminder to be there with the inspector - - I am grateful I was there last time (cancelled the contract based on the report) and I will be there this time.

I used what was wrong with that last house to screen houses from then on... and this 1924 house not only seems perfect, but it has the charm and charisma I'm looking for in a house. So I am going to keep my fingers crossed that it doesn't have any subsantial issues.

buy this gem and enjoy it. and send photos. !!! please

don't forget to flush all toilets, check the pipes and fitting and also check all faucets for leaks etc.Basement floors etc. Run the water hard.Start a running list of any repairs mentioned while walking with the inspector. They will usually write down little things but mainly catch any major items. Look for any possible live wires, also check furnace and water heater connections. Check all tile work, grouting and floors for any loose or water areas. Also look at all ceilings for any water damage,condensation or spots that could have been painted over. Check gutters to see if they were maintained and cleaned.Look at property grounds, water accumulation runoff, Get up on that roof and look at the fireplace chimney with the inspector if necessary.(make sure he checks this) Check out roof close up too while you are up there.Chimney flues and roofs can be costly.Check out your neighbors if possible too!!!!! Are there lawns maintained, noise levels, loud dogs, privacy, things you will have to live with!!!!

Thank you all for your input... Here is is just waiting for "personalization" (sorry, it was dark and cloudy when I took this photo). what style house would you call this? Mediterrean revival or spanish revival? Or?

Sadly, the original door was no longer there, but this doesn't look too bad:

I love the windows:

Here is a photo with a better overall perspective

Pretty house! It seems to be a Mediterrean revival house to me, but I may be wrong. It is just that I have noticed that Spanish revival houses seem to have tiled roofs like the golden house next door. I am no expert, I am still learning different house styles.

How has it been with the house so far?

originally there were barrel tile inset between the parapets on the house (the seller removed them during restoration because they were in such horrible shape -- I'll have to decide whether to replace them -- but I'm beginning to think the roofline is looking a bit naked without them).

Closing won't be until late July -- if everything goes well.