Home Inspector strikes again Vol 3

[wyliesdiesels]

Something seems wrong a 60 amp breaker would be a little big for a 5 ton unit.

The 25 amp number sounds like the min breaker for a 3 ton unit.

My guess is the inspector found a 60 amp breaker that powers the emergency heat strips and assumed it was the breaker for the heat pump.

I would also guess the 25 amp max breaker number is also an error.

What is the make and model number from the outdoor part of your system.

Walta

The 60a breaker is just a disconnect. Because the panel breaker will be a 25a it doesnt matter that the disconnect is a 60a.

The heat strips are powered by a separate 50a breaker

The 25a breaker is correct as well. That was established when he posted the nameplate.

 

[reader2580]

Since the Home Inspector is paid by the buyer, the inspector is obligated to find things "wrong", otherwise he has a problem justifying his fee. In the past, I have sold two houses "as is" and the buyer on one didn't require the inspection. On the other, I gave the buyer a "fix it" budget of $500 to let the buyer "fix it to his satisfaction" and let the buyer pay for the fix. Home inspection is a scam, just like clear coating sprayed by the car dealer.

I sold a twelve year old house a few years ago. The buyer's home inspector found two minor issues. One was stove top not working, but child lock was on. The other was a minor leak in sump pump discharge. I easily fixed the sump pump discharge. He didn't find anything that wasn't a problem.

I would love to have a good home inspector not find anything wrong with a house. That means the homeowner kept up the house very well. I had my current house inspected to make sure no major structural issues I had missed. House was AS-IS so no price adjustments for issues.

 

[zmaxmotorsports]

I sold a twelve year old house a few years ago. The buyer's home inspector found two minor issues. One was stove top not working, but child lock was on. The other was a minor leak in sump pump discharge. I easily fixed the sump pump discharge. He didn't find anything that wasn't a problem.

I would love to have a good home inspector not find anything wrong with a house. That means the homeowner kept up the house very well. I had my current house inspected to make sure no major structural issues I had missed. House was AS-IS so no price adjustments for issues.

I can usually walk past 5-6 obvious code violations to get to the 1 non starter issue the home inspector writes up.

 

[OneOfEm]

I sold a twelve year old house a few years ago. The buyer's home inspector found two minor issues. One was stove top not working, but child lock was on. The other was a minor leak in sump pump discharge. I easily fixed the sump pump discharge. He didn't find anything that wasn't a problem.

I would love to have a good home inspector not find anything wrong with a house. That means the homeowner kept up the house very well. I had my current house inspected to make sure no major structural issues I had missed. House was AS-IS so no price adjustments for issues.

Our 20-year-old house is under contract and the buyers had it inspected on Monday. The inspector found one item: a cracked exterior outlet cover - the one I'd forgotten was on the house. I replaced it for $3.76, and all is good.

I'd gone over EVERYTHING before we put the house on the market.

 

[penright]

I did not mean this thread to bash home inspectors. I just needed some advice on fixing some issues. They do a great job. Their job is to list as many issue as there are. If they list it, there is some sort of issue. True they could miss some, but if they list at least the buyer is informed.

In Oklahoma we do not have set amount to fix things. The contract is negotiated contingent on home inspection. So the home inspection is a second round of negotiations. The buyer writes up a second contract (TRR) and list all they want fixed, then the seller can say yes, no or amend it to only these fixes. That would be like a counter offer. At this point either party can walk away. Once both parties agree to the TRR or amended TRR, then you are bound. If the buyer walks then they lose the earnest money.

When I bought my new house it was less than a year old. There was several small maintenance issues and one somewhat larger one. The hot water tank pop off leak and the outside was rusted pretty bad. I did not list any of the "small" things, just the hot water tank. Also I asked while the plumber was swapping it could the catch pan drain be dumped into drain less then 6" away. Also asked them while the plumber was there, to add a fresh air vent. They called the builder, he said that should not have happen on a new house, and fixed all of it for free.

On the old house, the first contract's home inspection had lot's of simple maintenance issues, but also had a Federal Pacific main panel, broken brick ties, and broken window. They did not list all, just the big ones. We both agree to the TRR, then they changed their mind. I could have kept the earnest money, but decided not to. That when I learned about FP panels. So I wanted to fix everything. Then the second contract we are under, this inspector found the same simple maintenance, but caught the over breaker air conditioner. This buyer listed every issue no matter how small. Come to find out he is elderly and since this is a VA loan, I assume a vet. So I want to fix as much as I can for him, so he will not have to. There were a couple of things from the outside looked structure, but is actually just trim issue.

Anyway, thanks again for all you guy's help.