House inspection questions

[KennethS]

Does it have to be R/O or just a filtration system? Water better be cheap in CT as "Typical Residential Systems: Most standard under-sink units operate at a 1:4 or 1:5 pure-to-waste ratio (meaning 4 or 5 gallons wasted per gallon purified)." That is just under the sink. I don't think I would want to shower or even take a crap in Uranium water!

I am by no means an expert, but I don't see how an RO system would remove uranium. RO systems have multiple filters in addition to the RO membrane - typically sediment, carbon block, and finishing filter. Removing metallic contaminants would require a specific type of filter.

 

[cliffish]

I am by no means an expert, but I don't see how an RO system would remove uranium. RO systems have multiple filters in addition to the RO membrane - typically sediment, carbon block, and finishing filter. Removing metallic contaminants would require a specific type of filter.

I agree but RO was mentioned in the first post.

 

[KennethS]

double post

 

[KennethS]

Yes, I should have stated I was agreeing with you.

I agree but RO was mentioned in the first post.

 

[jeepguy03]

Yeah I'm not confident how the system works, that just seemed to be the suggested method by the water treatment folks. I had never even heard of it before this situation. Current house has a water softening system with a sediment filter, but nothing like this.

 

[DaveC]

Sold my mom's home earlier this year and dealt with the radon issue. Similar to an earlier post, existing sump pump was used and it wasn't that much to repair. Can't comment on the water.

In AZ, once known, the seller is legally required to disclose radon to any potential buyers, so that really made it a simple decision to fix, whether for that particular buyer or another. I'd imagine the same would apply for uranium.

I'd press your agent on these issues. If the laws are similar there, that should be leverage in your favor for them to fix it and do it right if they're going to have to disclose to any future potential buyer.

 

[jeepguy03]

I ended up backing out. Sellers are not going to fix things correctly with the full filtering system, only the $400 option to pass by having drinkable water. This just seemed like more headache than it is worth.

 

[BlueC]

Sellers are not going to fix things correctly...

That's their choice, and probably for the best for you, but I can guarantee they will pay whether they realize it or not. Issues with the property are now documented and legal liabilities are on the table. Going forward they have two options to sell, install proper mitigation systems, or limit their potential buyers to cash and/or conventional buyers only which will give those people an advantage in negotiations.

 

[jeepguy03]

I think it was for the best. Home prices in my area are insane (like everywhere else), and the sellers are crazy. The realtor told me she has had sellers who listed their houses for what she thought was priced too high for the market, received offers for 10k under asking, and instead just pulled their houses from the market lol.

 

[pc1p]

I think it was for the best. Home prices in my area are insane (like everywhere else), and the sellers are crazy. The realtor told me she has had sellers who listed their houses for what she thought was priced too high for the market, received offers for 10k under asking, and instead just pulled their houses from the market lol.

I shoot a number of houses for local realtors and I've seen this a few times lately too, though it was always on higher-priced homes ($700k and higher).

 

[BlueC]

I think it was for the best. Home prices in my area are insane (like everywhere else), and the sellers are crazy. The realtor told me she has had sellers who listed their houses for what she thought was priced too high for the market, received offers for 10k under asking, and instead just pulled their houses from the market lol.

I can't speak for your market, but my market has been relatively flat for the last 18-24 months now. Of course there are some pockets here and there that sale for a little over or a little under, but in general the market has been flat. Over the last 3-6 months I've been watching a downward trend accompanied by a growing days-on-market and list/sale ratio trending around 95%. Lots of listings are going expired or withdrawn, which tells me sellers aren't happy and might be hemmed in.

I also think our prices are too high. 20-30 year old double-wides in traditional trailer park neighborhoods are selling for $200-250K, and that's offensive. Corporate builders have jacked up our land prices too. They have been snatching up wooded and farmland acreage everywhere for tract homes neighborhoods, now our local land is selling $20K/acre (median). Pre 'vid migration, that was $5K/acre.

 

[cliffish]

houses here are going over asking for the nice ones. Friends listed their at $860K and got $920K in 3 days

 

[jeepguy03]

houses here are going over asking for the nice ones. Friends listed their at $860K and got $920K in 3 days

Same here, this particular house was 15k over asking, but had 3 other bidders and was only on market for 4 or 5 days.

 

[BlueC]

houses here are going over asking for the nice ones. Friends listed their at $860K and got $920K in 3 days

We did that '19-'22 with no concessions and 0-30 DOM, then it quickly dropped to 100% list price with no concessions and 0-30 DOM. Now we're running 30-90 DOM, 95% list/sale and seller paid concessions are very common, especially with the new constructions Corps trying to float the market. Corps like Lennar and Horton are struggling to sell inventory and offering $10,000-$20,000+ concessions on $300,000 houses.

I'm curious to see how the schenagains in NYC effects your area over the next year or two.

 

[cliffish]

We did that '19-'22 with no concessions and 0-30 DOM, then it quickly dropped to 100% list price with no concessions and 0-30 DOM. Now we're running 30-90 DOM, 95% list/sale and seller paid concessions are very common, especially with the new constructions Corps trying to float the market. Corps like Lennar and Horton are struggling to sell inventory and offering $10,000-$20,000+ concessions on $300,000 houses.

I'm curious to see how the schenagains in NYC effects your area over the next year or two.

Not sure the commie in NYC will effect our market here on the island other than drive more people out of the city to here. I am sure we will drop off at some point, there is no way to sustain this. I wish I was closer to leaving so I can cash out on the mill the house would probably get, but realistically we are 4 - 5 years away.

 

[BlueC]

Not sure the commie in NYC will effect our market here on the island other than drive more people out of the city to here

As big as the NYC area is I'm sure there will be effects in your area, I'm just not sure what. I fully expect a financial run from the NYC area, but how far they go is up in the air right now. Your area might get an influx of those not wanting to move too far.

 

[cliffish]

As big as the NYC area is I'm sure there will be effects in your area, I'm just not sure what. I fully expect a financial run from the NYC area, but how far they go is up in the air right now. Your area might get an influx of those not wanting to move too far.

Nassau and Suffolk counties are much more right leaning than NYC. It is what Hochul (gov) does in the future that scares me.

 

[JMT]

So the reason I'm looking at this house is more land (4 acres vs .5 I have now), larger house, and a nice 2 car garage. I definitely like it, but this may be a show stopper. Finding anything with 2.5+ acres is tough in my area that isn't an hour + from my job.

The issue is I doubt the sellers are going to fix anything, it was difficult to get them to agree to a small credit for an aging water tank I could replace myself. From talking to contractors these systems will cost thousands of dollars. If it was just the radon, I could see it, as I had a friend put one in his house, but having to put in both of these systems seems like a really expensive endeavor to do it correctly.

I've also read the water system can have a big impact on the septic system as well once installed.

If you’re concerned about showering, brushing teeth, washing clothes in the water then this as as far as you need to read.

If it’s only drinking water and ice you’re concerned about, I’ve installed four APEC under sink water systems in homes or businesses over the last 15 years. They work great. We go all out and get the UV, pH (remineralization) filters. They are very easy to setup. I setup two within the last 3 months. Literally only takes about an hour. These cost about $320.

 

[MaximusLJR06]

Same here, this particular house was 15k over asking, but had 3 other bidders and was only on market for 4 or 5 days.

Its the same here in PA. Anything nice is still going for over asking. Some stuff is sitting longer, but it's usually just your run of the mill homes. I personally don't see how people are still buying $500-600K homes like hotcakes. People don't make that kind of money around here. $3-4K mortgage payments must be the norm now. My wife and I are in the top 7% of household incomes for our area and there's no way I'd be good with spending that amount.

I think the hardest part for us is that when we started house hunting 5-6 years ago we could buy what we wanted for $350K, 3-5 acres, 2,000-2,500 SF house, Pole building or barn (Just never was able to get an offer accepted). Now those same houses are $550-650K. It's sickening. I'm just glad I bought a townhouse in 2017 with no HOA and it's all but double in value now. It's not where we want to be but at least its dirt cheap and nice. I feel that at this rate maybe when we retire in 25 years my wife can be a first time home buyer and get us a deal or something.