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Home Inspection for house sale

Home Inspection for house sale

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by: Love2Run Active Indicator LED Icon 9 OP 
~ 10 years ago   Mar 12, '14 11:40am  
I accepted a contract on the house. It's a great offer from a well-qualified buyer (full price) but the inspector found some electrical issues that the buyer is requiring to be fixed....or to be given a $1k credit on his offer. One of the issues I question...there is no sensor on my garage door opener-- (however there IS a reverse feature if it comes down on something while closing). Does anyone know if that's a building code??? In addition, can anyone recommend an honest reasonable electrician? 4951
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DanStanton Active Indicator LED Icon 3
~ 10 years ago   Mar 12, '14 12:02pm  
Not all garage doors have the sensor, but can be installed if it becomes an issue. At a certain amount of pressure, it will reverse.  And, yes it is code. What other issues do you have?Dan the Handymansdanielmcev@aol.com 4951
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Love2Run Active Indicator LED Icon 9 OP 
~ 10 years ago   Mar 12, '14 12:09pm  
Not all garage doors have the sensor, but can be installed if it becomes an issue. At a certain amount of pressure, it will reverse.  And, yes it is code. What other issues do you have?Dan the Handymansdanielmcev@aol.com
 
@DanStanton: Hi Dan! Yes...we just learned it's code from my garage door guy. Bid is $250.00 for just the sensors. Yikes! The other issues are: breaker box has missing knockout, one breaker needs replacement with higher amperage breaker, missing anti-oxident caulking on alum wires, and missing screws on the panel. Plus 3 GFCI's need installed in kitchen/bath. Interesting the inspector recommends electrician only for the caulking issue.
4951
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DanStanton Active Indicator LED Icon 3
~ 10 years ago   Mar 12, '14 12:13pm  
call Rob over at Kingwoods' Handyman. They've got an electrician they use, or Rob could do it.281-886-0193 4951
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Fallon Active Indicator LED Icon 18
~ 10 years ago   Mar 12, '14 12:21pm  
Removed By Request 4951
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Love2Run Active Indicator LED Icon 9 OP 
~ 10 years ago   Mar 12, '14 12:22pm  
Thanks!!! 4951
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Ally Active Indicator LED Icon 2
~ 10 years ago   Mar 12, '14 7:06pm  
I agree...Preferred Electric wired our entire garage as well and only cost me 500 with all the outlets included. 4951
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BooBear Active Indicator LED Icon 16
~ 10 years ago   Mar 12, '14 8:23pm  
If you are getting full asking I would just give the $1000. Lot less hassle for you. 4951
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Burnsway Active Indicator LED Icon 13
~ 10 years ago   Mar 12, '14 8:35pm  
Im with boo bear..skip looking around and spending time and probably spending near the grand and just give the 1000 because in this market and he is giving you what you asked for the house. I would grab it and run before he changes his mind. Close on that baby as soon as you can!!!! 4951
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pharlap Active Indicator LED Icon 13
~ 10 years ago   Mar 12, '14 8:41pm  
Ditto....but, I just discovered who a good electrician is if I need one!!  Emoticon 4951
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topcat Active Indicator LED Icon 12
~ 10 years ago   Mar 12, '14 9:05pm  
I'm voting for the 1000.00 too. What if it costs more than the estimate? Most things do. Congrats on the pending sale. That was fast, no? 4951
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WJo Active Indicator LED Icon 13
~ 10 years ago   Mar 12, '14 9:13pm  
when we sold our home in Texas we also had to replace the entire electrical panel because it was outdated . The house was only 6 years old , hard to believe . But it cost us $2,500. to fix everything that needed to be fixed . You are getting off easy , glad you found a buyer .Good luck  in the future where ever you go . 4951
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herron1345 Active Indicator LED Icon 16
~ 10 years ago   Mar 12, '14 9:16pm  
@BooBear.....AND Boom! Goes the dynamite!.....Genius idea, BooBear!.....I concur with BooBear........
 
4951
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mpjp0907 Active Indicator LED Icon 12
~ 10 years ago   Mar 12, '14 9:31pm  
The best Electrician is Preferred Electric.  281-360-6918.  The owner does all his own work.  He is honest.  He has his license, is bonded and insured.He rewired our garage, put in 6 outlets, 3 8 foot lights, and had to add to the breaker box.  All this was $800.00.He is just a great person to deal with.  He put the lights where I asked him too, only to realize later I needed to change one.  He came back out immediately after I called him,and he didn't charge me to fix my mistake.  
 
@Fallon:
 
Thank you for this! I am going to give him a call! I have been looking for someone to give me an estimate on putting in a outlet in my entryway window and above my cabinets..sounds like it wouldn't be very expensive! 4951
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Love2Run Active Indicator LED Icon 9 OP 
~ 10 years ago   Mar 13, '14 8:37am  
Thanks all...I'm feeling somewhat the same way just to get it all behind me but if you saw the items the inspector listed, I think you would do the same thing. My realtor said most of the items are minor and we should get a couple of quotes before we agree to the $1k.
 
Hopefully today we'll know more. Then we have to survive the dreaded appraisal. 4951
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DanStanton Active Indicator LED Icon 3
~ 10 years ago   Mar 13, '14 9:01am  
The outlet in the entry way will probably be pretty expensive, unless there is another outlet pretty close. There will also be issues with sheetrock and matching texture because of running the wire. 4951
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