The Saga

Since my house-purchase has now evolved from a simple, painless process as it once was, to a saga, I figured I'd update y'all. The Seller has come back with an offer to fix everything found in the inspection, including tearing out the walls and roof around the bay window to determine the extent of the water damage, let me (and my inspector) look at it, and then decide then whether I want to terminate the contract. In the meantime they will fix ALL the other faults found by the inspector, which is something that usually never happens (usually you only discuss the big things found by inspections). So, I've modified the contract to the following obnoxiousness (though I have told the realtor that I am willing to eliminate many of the little nit-picky things from this list -- I am concerned with the termites, A/C coil, siding, back door, and of course the bay window):

(2) In addition to any repairs and treatments otherwise required by the contract, Seller, at Seller’s expense, shall complete the following repairs and treatments.

(Repairs shall be repaired to correct defects found in home inspection 2002-1008263, preformed by William Winning III, license number 4637, performed on 10/9/02. Inspection document is attached hereto).

1. Perform corrective and preventative treatment for termite infestation, with a service that provides a warranty for a minimum of 1 year, renewable up to 5 years.

2. Ensure that the grass and soil not at or above the weep holes around the residence (Item IB)

3. Front door protective covering (paint) will be replaced/repaired (Item IG)

4. Repair/replace latch on the window to the left of the breakfast room exit door so that it latches properly (Item IH)

5. Repair power receptacle in half bath so that it has power. (Item IIB)

6. A qualified A/C technician should inspect the A/C coil to determine its condition and make necessary repairs. (Item IIIB)

7. Repair/replace master shower head to eliminate the leak at the shower head (Item IVA)

8. Repair/replace the broken ring to the seal on the p-trap drain pipe in the upstairs lavatory (Item IVB)

9. Replace missing insulation in attic areas to prevent loss of heating and cooling. (Property Inspection Report: Overflow Comment Addendum)

10. Replace temporary trim at bay windows, and the freeze and facia trim that is showing signs of wood decay. (Property Inspection Report: Overflow Comment Addendum)

11. Replace all siding in locations where siding has deteriorated or swollen (to include, at the least, all siding on both sides of the house and the rear). Buyer will assume costs to upgrade siding from replacement quality to Hardy plank. (Property Inspection Report: Overflow Comment Addendum)

(9) Other modifications:

1. Seller will pay $750 to the Buyer at closing to cover purchase of replacement back door and frame. (Item IG)

2. Seller will remove roofing, exterior coverings, slab, and any other items surrounding the bay window that are necessary to inspect the condition of the roof decking and structural framing and assess the extent of the water damage. Before repairs are initiated, the Buyer, Buyer’s Agent, and/or Buyer’s Inspector will be permitted to inspect the condition of the framing. Seller, at Seller’s expense, will make all necessary repairs to prevent future leaks associated with the bay window and bay window roofing and correct the existing water damage. (Item IF, Property Inspection Report: Overflow Comment Addendum)

3. Buyer has paid Seller an additional non-refundable Option Fee of $1.00 for an extension of the unrestricted right to terminate the contract on or before 5 days following the Buyer’s inspection of the extent of the water damage associated with the bay window. The Buyer may inspect the property within 5 days of the completion of all repairs specified in this contract and amendment with the exception of siding repairs. Siding shall be replaced after satisfactory inspection of other repairs. If the inspection shows that the faults have not been corrected to the Buyer inspector’s satisfaction, the Buyer has the right to terminate the contract within 2 days of inspection.

4. Seller will provide documentation in the form of itemized receipts or invoices at the completion of all repairs.