How concerning is wood rot?

4 years ago

last modified: 4 years ago

Hey there, first time buyer here. Found a home we really like in Northern Virginia that seller reported some nice upgrades on in marketing material and we are under contract. Home inspection did not go as smoothly as we hoped considering we close in 20 days, but we are struggling to understand what we should be holding the seller to and what we can worry about down the road. Report was 104 pages long and took 5.5 hours onsite for a 3,000 sq ft home. LOTS of deferred maintenance that we are prepared to do ourselves but noted the following as issues that gave us more serious concern:

1. Windows - 12 windows were marked as having broken thermal seals, broken counterbalances, or rotten sills/trim/casings (can broken counter balances and broken thermal seals be repaired?)

2. 11 instances of rot around exterior of home on trim, pillars supporting porch, fascia, and soffit (how expensive is this, will they be able to match the paint on the trim to the existing color or are we going to have to repaint the whole house?)

3. Gaps in soffit

4. Water damage - 1 fresh spot on ceiling where an exterior bay window with metal “roof” meets siding, 1 massive and horrible patch work job in kitchen below master bathroom. No sign of fresh moisture but master bath smells like mildew which is probably a bad sign?

5. Inspector marked the driveway as needing immediate attention due to heaving and major cracks, but mostly due to poor elevation/grading and the fact that water is going to pool on top of house.

Water heater is 17 years old (they advertised as being new within 5 years)

6. Broken washing machine that drains into floor (asking for $500 credit as the machine is 19 years old)

7. gas Fireplace will not ignite

8. Minor leaks in bathrooms (handy man or plumber can probably fix that)

We aren't trying to be unreasonable (again, there around 100 pages of the report we are happy to do ourselves) but our agent advised us the seller would likely refuse to do anything more than windows and advised us to ask them to fix it but provide a receipt, explanation of issue and work done, and warranty. Our biggest concerns are the rot, the water damage, and the driveway (which is causing water damage.)

Family members are telling us to expect $40,000 to over all this, our uncle who is also a real estate agent in another state said probably $10,000 if he did the work himself so we don't really know what to expect.

Whats realistic here? We’re already under contract for $5,000 above asking because there was another offer. Not trying to get out of contract but definitely trying to understand If we’re making a mountain out of a molehill. How serious is rot? Roof, foundation, and electrical all came back good. is there a way to fix the downward slope/pool areas of driveway without totally redoing it?

Featured Answer

cat_ky

4 years ago

last modified: 4 years ago

The fact that they lied about the hot water heater, makes me also wonder, what else they lied about, that inspector didnt find. Also the fact that mildew is smelled in bathroom, sounds very much like there is mold and that they know about it, which equals a bathroom gut, and who knows what expense, depending upon the type and how much mold there is. I know you are counting on moving, and having a house soon, but, you need to investigate before you leap into something that you will be very sorry you purchased later.

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Comments (12)

millworkman
4 years ago
"1. Windows "- 12 windows were marked as having broken thermal seals, broken counterbalances, or rotten sills/trim/casings (can broken counter balances and broken thermal seals be repaired?)

Tough to speak to the other issues but sounds to me on the windows that they need replaceing. Seals are repaired by replacing the glass, $300 +/- each in most areas. But couple multiple units with broken balances, rotting sills, etc, I would think replacement of all as repair sounds to me like good money after bad. With 105 pages worth of issues I would run, and certainly not pay over list with that many things that needs work.
cat_ky
4 years ago
last modified: 4 years ago
Rotting sills can be expensive, and most likely need to be hired out. Windows are expensive, and if sills there are rotting, eveything will need replacing, which is expensive. Call in a window guy and get an estimate for all new windows. Getting repair estimates for many of these things, since most of them sound like they should be ASAP, rather than later, is going to get very pricey. They will most likely have to reduce the price accordingly. If they wont do that, you will already have estimates in hand, and can make a decision, to walk away if necessary. Since closing is in 20 days, you need to act fast on getting estimates. Dont buy a money pit. They are not fun.
dc2va thanked cat_ky
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cramereast
4 years ago
How did sellers explain the misrepresentation on the age of the water heater?
Windowmaster
4 years ago
agree, get new windows.
dc2va thanked Windowmaster
PRO
Windows on Washington Ltd
4 years ago
You might be spending good money after bad at this point if you don't replace them.
dc2va thanked Windows on Washington Ltd
dc2va
Original Author
4 years ago
@cramereast sellers agent said "oh well maybe it was new to them, it could have been sitting in a warehouse." and acted like we were idiots for having the audacity to raise it. The fact that they flat out lied about that makes us wonder what else they are lying about, and give us a lot of concern. Trying not to be paranoid, we love the neighborhood, love the lot, and love the floorplan.... but don't trust the sellers are operating in good faith.
kathyg_in_mi
4 years ago
run!
cat_ky
4 years ago
My thoughts too, Kathy.
raee_gw zone 5b-6a Ohio
4 years ago
I would be extremely hesitant to go through with this purchase. There is so much damage all over the house from water -- I've cut out rot, filled and repainted from outside door trim and the back door to the garage, and that wasn't hard, but you seem to have so much of it! How old is this house?

And trying to pass off the water heater as only 5 years old really concerns me.

All of the houses in my neighborhood have the washers draining into a floor drain (into the utility tub then down a pipe to the floor drain opening) -- all built in the 1940s -- not a problem in any way .

The mildew smell, if it is not from the shower curtain, is a big red flag also. Could be that they fixed the leak then closed up the wet area without letting it dry out.

I think a major price reduction is in order here. I wouldn't let them make any repairs, but would insist on price savings to cover the cost or have them deposit the necessary funds in an escrow account for that purpose. Now that they have that inspection report, I think they have to disclose it to the other potential buyer also, so it isn't as if they have a sure thing in their pocket.

Do you really love the location, lot and layout enough to take on these repairs?
w0lley32
4 years ago
I would run as fast as I can!
PRO
Joseph Corlett, LLC
4 years ago
It sounds like a seller's real estate market. Those advising you to run don't know how long you've been searching or how badly you want the home.

You can fix a lot of rot with Abatron. It's not too difficult and it's permanent.

Hit him with some inflated replacement window estimates and see what transpires.

How concerning is wood rot?

cat_ky

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millworkman

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How concerning is wood rot?

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