(1) We found a house we really like when I took my trip to hunt for places
(2) Haven't locked in a rate yet, loan officer gave me a "conservative estimate" of around 3.75%. Zero-down, no PMI.
(3) Brief back and forth on price with sellers, settled on a price with sellers + they pay our closing costs.
(4) Hired Home Inspector. Found someone very thorough and highly rated from about 1 hour away and had him make the trip to look at the house.
(5) Inspection was completed today. I was provided with a 150 page PFD report with pictures.
My major areas of concern/crap I would want to get fixed ASAP if we buy this place - Poorly wired Electrical Panels and of course the hidden horrors of the good ol' crawl space:
Main Panel
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Problems discovered with Branch Circuits in main panel such as improper size/gauge wiring for installed breakers, knock-outs missing inside panel, sub panel by-passes main breaker (no breaker labeled "sub panel"), circuits not accurately labeled or identified, lint build up inside panel and on breakers, no bonding screw or strap installed.
An electrical contractor may discover other problems while performing repairs that need correcting. I recommend a licensed electrical contractor inspect further and correct as needed.
Sub Panel
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Problems discovered with Branch Circuits in sub panel such as leads/electric feeds are bypassing fuses, black lead/feed did not show any electrical current when tested, Neutral wires being used as "hot" wires, Neutral bar being used as main bus bar/ fuses are bypasses, knock-outs missing inside panel, sub panel feed may by-pass main breaker (no breaker labeled "sub panel"), circuits not accurately labeled or identified, double wiring at fuse, and at least one wire undersized for installed fuse.
An electrical contractor may discover other problems while performing repairs that need correcting. I recommend a licensed electrical contractor inspect further and correct as needed.
The sub panel is considered hazardous until repaired.
Crawl Space & HVAC/Plumbing Issues located in Crawl Space
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Leaks at piping in crawlspace under hall bathroom shower and sink area observed. I recommend a qualified plumber inspect and repair all affected areas.
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The return and supply ductwork is in contact with ground in several areas in crawlspace. Crawlspace soil is damp. Ground contact can lead to mold and moisture entering duct system, insulation on ductwork will not be
effective when wet/damp, and metal duct pipes will deteriorate more rapidly while in contact with ground. A qualified HVAC person should inspect further and repair or replace as needed.
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Insulation on duct work is missing and failing in places, so much so that in some places air is leaking straight of of the duct and into the crawlspace. Non insulated duct work gets very cold in the summer. Condensation will form on any non-insulation portion ductwork and drip to areas below. I recommend the insulation is installed and secured as needed.
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Fungi growth is present on the floor system in crawlspace on most visible wood surfaces. Fungi not inspected,or tested to determine if this growth is, or is not a health hazard. The underlying cause is elevated moisture content in the wood. I recommend efforts are made to reduce moisture in crawlspace. Efforts may include but not be limited to a vapor
barrier (plastic over the soil), fans that run on humidistats, dehumidifiers, increasing foundation venting, replacing wet insulation, possibly removing all insulation until area can be dried out, and repairing or replacing leaking duct
work.
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Additional supports added under floor system in crawlspace. Supports are leaning, and blocks under supports
are settling in places. I recommend a tradesman identify and repair/replace all affected areas.
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The vapor barrier (plastic) on the crawlspace ground is missing. A vapor barrier provides protection to the floor system from moisture or dampness that can enter from ground. I encourage you to follow up with a crawlspace professional.
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Crawlspace soil is damp, humidity levels are elevated, mold and fungi growth is present. This is due to the humid Climate, damp soil, and the enclosed nature of the space. Simply adding a few vents or even lots of vents would not be an effective solution.
There are two ways to address this problem, both would involve crawlspace professionals.
One is to close off the crawlspace completely, insulate the crawlspace walls, treat the mold/fungi, remove the floor insulation, add a complete and sealed vapor barrier, add dehumidifiers, and condition the crawlspace with heating
and air, essentially making it almost as livable as the interior of the home.
The second solution is to add a complete sealed vapor barrier, add dehumidifiers (on humidistats), add fans (on humidistats), treat mold/fungi and increase venting. This would seal the moisture in the ground, pull moisture out of the air, and move air to lower humidity and help prevent organic growth.
This house was built in the early 70s. Brick. All other issues found were minor stuff I can handle myself. No issues in any of the bedrooms, nor with the remodeled kitchen. Should the panels and the crawl space scare me off? Should I run like hell? Or is this to be expected with a 40+ year old house? Is this stuff that can be fixed/addressed without breaking the bank? Should any of this warrant me saying no on the price we settled on pending inspection and demanding they come down? How much?