Author Topic: Home Inspection Punch List! What would you NOT DIY?  (Read 3731 times)

halfling

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Home Inspection Punch List! What would you NOT DIY?
« on: March 12, 2024, 08:57:22 AM »
First time homebuyer here! I just got my inspection report back on a ~20 year old house. It has been a rental the last few years. In order to get the house without waiving inspection entirely, I waived up to the first $10K in inspection defects. And, as it goes, the inspector has summed up everything and estimated I'm looking at about $12K to hire everything out. So it's time for me to start planning! Luckily every weekend this summer is free right now haha. I would like a gut check on what you all would NOT recommend trying to DIY.

Urgent & probably won't DIY

Roof I'm getting an extra inspection for this today. I need a leak repaired based on a small wet spot we found in the attic, and this was not priced in to my inspection report yet. I think this may be the main piece I negotiate for prior to taking possession, in case it turns out to be a bigger issue, but I haven't talked to my agent yet. Seems like the most urgent and straightforward thing to ask the seller for.

Furnace
Bond the CSST gas piping on the furnace (gas + electricity = hire a pro?)

Gutters Fasten the gutters more tightly and replace a missing downspout on the second floor (seems simple but dangerous given the height)

Kitchen sink Install missing shut off valve (weird)

Urgent and definitely will DIY

Replace smoke detectors, add CO detectors.

Less urgent, probably won't DIY

Siding It seems to have been installed incorrectly 20 years ago and damaged by wind storms over the years. We didn't find moisture damage beneath it, but the siding itself likely needs replacement, estimated $5K+ repairs on the low side. The siding spans the neighboring townhouse, so we may be able to share the cost, but we may want to go ahead and separate it now if possible to avoid future issues.


Less urgent, might DIY?

Windows Replace rotted window sills on second floor (from gutter issue). It seems like some wood rot can be DIY'd away with a chisel, filler, and paint, and I have access to a community wood shop if I need to build a new sill. I hear cedar is rot resistant.

Porch Replace rotted decking and rail at the front porch. See above. Bigger problem will probably be preventing it from happening again.

Crawlspace
Replace insulation that's fallen out from under the floors, extend moisture barrier which is currently a foot from the walls, and remove construction debris from down there.

Kitchen sink
Replace garbage disposal (might just need to be reset)

A/C Install a damper to improve upstairs cooling

Not urgent, yes DIY-able?

Replace and/or balance some of the ceiling fans
Fasten two loose pedestal sinks
Replace light bulbs (lol)
Replace drain stopper
Patch chips in bathtub
Add insulation to some of the ducts in the attic
Clean dirty HVAC ducts and change the dirty filters

Besides that, the compressor and the water heater may be due for replacement soon, but they are working today. I'll be saving up for when the time comes. Other major appliances are new-ish.

It all feels like a lot, but I'm excited!
« Last Edit: March 12, 2024, 09:46:48 AM by halfling »

Sibley

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #1 on: March 12, 2024, 09:02:55 AM »
What's your current level of handiness? Because that heavily influences your decision as to what you can handle vs what you hire out.

halfling

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #2 on: March 12, 2024, 09:23:09 AM »
What's your current level of handiness? Because that heavily influences your decision as to what you can handle vs what you hire out.

I consider myself pretty handy, but cautious. I make things in a community woodshop pretty frequently and don't mind getting into crawlspaces. But having only rented, I have limited home repair experience - just basic stuff like hardware replacements and re-caulking. I did rip out tile and lay a new LVP floor for my parents last year. But no experience with the real guts of a home.

uniwelder

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #3 on: March 12, 2024, 09:25:25 AM »
First time homebuyer here! I just got my inspection report back on a ~20 year old house so it's time to return to the negotiating table. It has been a rental the last few years. In order to get the house without waiving inspection entirely, I waived up to the first $10K in inspection defects. And, as it goes, the inspector has summed up everything and estimated I'm looking at about $12K to hire everything out.

I know everyone has a different idea of what the home inspection is supposed to mean.  Some people make it out to be a bargaining chip, with the idea that 'yes, I'll pay the $xxx bid on the house, assuming everything is perfect inside'.  Others take it as 'yes, I'll pay the $xxx bid, assuming there aren't major damages I can't readily see by myself'.  In the contracts I've seen, the second case is what the home inspection is supposed to be for.  The housing market is pretty competitive and I'm assuming the owner probably has other competitive offers.  You might not want to overplay your hand, in case you piss off the owner and they decide to move on to the next person.

Besides water damage due to a leaking roof, everything else seems pretty readily available for you to note the condition of.  I wouldn't consider replacing the roof to be part of the price negotiation, as it probably looks pretty old (I'm assuming its the original roof, 20 years) just by standing in the yard.  If you waived the first 10k of defects, I'd just eat the rest.  Was the house being advertised 'as-is'?

halfling

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #4 on: March 12, 2024, 09:30:38 AM »
First time homebuyer here! I just got my inspection report back on a ~20 year old house so it's time to return to the negotiating table. It has been a rental the last few years. In order to get the house without waiving inspection entirely, I waived up to the first $10K in inspection defects. And, as it goes, the inspector has summed up everything and estimated I'm looking at about $12K to hire everything out.

I know everyone has a different idea of what the home inspection is supposed to mean.  Some people make it out to be a bargaining chip, with the idea that 'yes, I'll pay the $xxx bid on the house, assuming everything is perfect inside'.  Others take it as 'yes, I'll pay the $xxx bid, assuming there aren't major damages I can't readily see by myself'.  In the contracts I've seen, the second case is what the home inspection is supposed to be for.  The housing market is pretty competitive and I'm assuming the owner probably has other competitive offers.  You might not want to overplay your hand, in case you piss off the owner and they decide to move on to the next person.

Besides water damage due to a leaking roof, everything else seems pretty readily available for you to note the condition of.  I wouldn't consider replacing the roof to be part of the price negotiation, as it probably looks pretty old (I'm assuming its the original roof, 20 years) just by standing in the yard.  If you waived the first 10k of defects, I'd just eat the rest.  Was the house being advertised 'as-is'?

No, not sold as-is. I may very well eat the rest, it depends on how the roof inspection comes back and what my agent thinks I can ask for. The inspection negotiation timelines in the contract are very specific so I'm not scared of losing the house over it. This particular leak was under a metal roof so it was not exactly expected.
« Last Edit: March 12, 2024, 09:48:20 AM by halfling »

uniwelder

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #5 on: March 12, 2024, 09:35:47 AM »
I just noticed your line item--- non urgent- patch hole in bathtub.  Do you mean chipped paint in the enamel?  Otherwise, if there's really a hole in the bathtub, that's a major damage.  Is this a fiberglass tub that cracked?

halfling

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #6 on: March 12, 2024, 09:40:40 AM »
I just noticed your line item--- non urgent- patch hole in bathtub.  Do you mean chipped paint in the enamel?  Otherwise, if there's really a hole in the bathtub, that's a major damage.  Is this a fiberglass tub that cracked?

Haha, good catch, it is a large chip in the enamel, not a literal gaping hole. I have actually made this repair previously for my parents.

Sibley

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #7 on: March 12, 2024, 11:45:01 AM »
What's your current level of handiness? Because that heavily influences your decision as to what you can handle vs what you hire out.

I consider myself pretty handy, but cautious. I make things in a community woodshop pretty frequently and don't mind getting into crawlspaces. But having only rented, I have limited home repair experience - just basic stuff like hardware replacements and re-caulking. I did rip out tile and lay a new LVP floor for my parents last year. But no experience with the real guts of a home.

Ok. Then, here's my thoughts.

Roof - if you are comfortable with heights and have someone who can buddy you (do not do this alone), maybe. It depends on what is the problem, where it is, and do you think you can fix it after watching a bunch of videos about roofing.

Furnace - I wouldn't start your plumbing career on gas lines. However, it also depends on exactly what is required to fix this. Watch some youtube videos and evaluate.

Gutters - again, depends on your ability to work on a ladder, how high it is, etc. If you attempt it, make sure you have someone else there to assist/spot you. And if you do it, make sure you clean out all the gutters and downspouts.

Kitchen sink - I would first check if there is a valve but it doesn't have a handle. That is easy to fix, all you need to do is screw on the handle. If you actually don't have a shut off, ie to turn off the water you have to turn off all the water, that is a lot more complicated. This isn't an emergency item, so it could wait until you get a bit more experience to decide if you're calling the plumber or not.

Siding - You'd need at least one other person, and it's a bigger job. Get some experience with house repairs, watch some videos, and then evaluate.

Windows Replace rotted window sills on second floor - for small areas of rot, you can repair it with wood hardener and wood filler. If it's beyond that, it sounds like you have the skill to fabricate. The height will complicate things. Don't bother with cedar, just fix the gutter problem and keep the exterior in good repair.

Porch Replace - Go for it, but also make sure you've addressed the underlying cause (assuming it's not the gutter).

Crawlspace Replace - DIYable, not fun, and wear PPE. You don't want to breath in the junk.

Kitchen sink - yep, DIY. My experience is just replace.

A/C Install a damper to improve upstairs cooling - Be careful you don't mess up overall hvac. You can install the damper, but messing with ducts can cause other issues. Recommend posting that project here to get some input if its a good idea.

Replace and/or balance some of the ceiling fans - yep. 2nd person is helpful.
Fasten two loose pedestal sinks - yep.
Replace light bulbs (lol) - you'd be surprised, depending on location it's really hard to get to them.
Replace drain stopper - assuming tub. Either easy, or surprisingly complicated.
Patch chips in bathtub - yep
Add insulation to some of the ducts in the attic - careful not to fall through the floor
Clean dirty HVAC ducts and change the dirty filters - you can do a lot, but without a compressor/long enough hoses you can't get it all. Do what you can and evaluate from there. Careful not to blow it all into the furnace. Wash the covers while you have them off too.


Overall, your ability to be safe and work effectively at heights is a major determining factor. Do NOT force the issue. If you can't, you can't.

aloevera1

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #8 on: March 12, 2024, 11:52:52 AM »
Echoing uniwelder's comment to not overplay your hand with the inspection results.

The roof issue might be too serious for the seller to consider fixing. If it is not a 100% buyers market where you are, it might just not be worth the hassle for them. OTOH, if you discover the extent of a problem then you have a way out, assuming you wrote passing inspection as a condition.

If you trust your realtor, you could also discuss that with them as it could be useful to have somebody else's perspective on this. The seller would also probably be talking to their realtor regarding "what everyone else does" if you come back with strong negotiation.

Hard to comment on the DIY side as I don't really know your knowledge, capabilities and attitude towards heights. Also, some of the project would require you to get equipment which may never get used again. That is an extra side cost of DIY but of course do the simpler stuff (e.g. cleaning out the crawl space).

halfling

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #9 on: March 12, 2024, 11:58:57 AM »
Thank you @Sibley ! Heights are my big concern with a lot of this work that I'm expecting to have to hire for. I might see if there is a common way to use climbing gear for back-up safety while doing home repairs on ladders, since I have a good amount of experience with climbing, but my assumption is I should not attempt to anchor myself to most parts of a house, lol. I am barely 5 feet tall so going to have to figure out safe methods for achieving height for repairs eventually. Mr. Halfling is 6'5" but unfortunately terrified of heights (and power tools).

halfling

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #10 on: March 12, 2024, 12:07:45 PM »
@aloevera1 Good point about avoiding tool waste. I suppose it's not just the cost to acquire them but also the cost / time of figuring out how to store them or sell them if I don't need them again.

I appreciate everyone's advice on the inspection negotiation, though that wasn't my worry with this post. But my contract is clear on what I can and can't ask for from the sellers without risking them backing out. If they up and cancelled on me for a repair concession request, they'd be in default of the contract. They can certainly just say no and let me back out. But I may pass on making requests anyway, in case other unexpected stuff comes up between now and closing that I need to ask them to be flexible on. Thanks for the concern.

Sibley

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #11 on: March 12, 2024, 12:20:18 PM »
Regarding heights - it's a combo of ladders and scaffolding. I have the ladders. I can't use them past a certain point. I can, carefully and with someone holding the ladder, climb up to my roof just to look. But I can't do anything while I'm up there.

As for tools, you'd be surprised how much overlap there can be. Yes, you can buy a ton of specialized tools, but often a more generic tool will work as well. I don't buy a tool unless I've needed it 3 times, then I'll consider it. Otherwise, see if you can find tool libraries or other sources you can borrow tools from. You can also rent things, which gets expensive but again, if you really only need it once, reasonable

Askel

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #12 on: March 12, 2024, 12:30:05 PM »
I don't have any good comments on the specific issues. Kinda depends on the local market. I'd happily buy a house with all those issues and plan to DIY it all if the price was right. If the price was wrong and I had other options worth considering, time to negotiate and be prepared to walk. 

On the subject of working up high. I go full on white-knuckle terrified if you get me more than 6 feet off the ground on a ladder.  Man lifts aren't too expensive to rent and godsend to scaredy cats like me.  Assuming the lot has space to maneuver one. 

Freedomin5

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #13 on: March 12, 2024, 04:20:47 PM »
@aloevera1 Good point about avoiding tool waste. I suppose it's not just the cost to acquire them but also the cost / time of figuring out how to store them or sell them if I don't need them again.

I appreciate everyone's advice on the inspection negotiation, though that wasn't my worry with this post. But my contract is clear on what I can and can't ask for from the sellers without risking them backing out. If they up and cancelled on me for a repair concession request, they'd be in default of the contract. They can certainly just say no and let me back out. But I may pass on making requests anyway, in case other unexpected stuff comes up between now and closing that I need to ask them to be flexible on. Thanks for the concern.

Regarding tool waste, does your city have a Thing Library where you pay a small membership fee and can borrow a variety of tools? Then you don’t have to buy expensive tools that you may only need once or twice a year.

blueberrybushes

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #14 on: March 12, 2024, 04:22:27 PM »
Somethings that no one has mentioned, but, and not to scare you, a number of the items could be much bigger issues (like a cavity turning into a root canal):

* Roof leaks are notoriously hard to find.  Where the leak actually is may require far more of the roof to be torn up, new tar paper, etc.. 
* Wood rot on the windows could also be a bigger deal once you get the windows out.
* Deck wood rot - same issue as windows
* Crawl space insulation & moisture - depending on your location, could be a mold issue like my neighbors found and ended up removing all of the insulation between their floor and the crawl space.  Our crawl space is NOT insulated which I like because it stays dry instead of damp and moldy.  Maybe a bit higher heating bill, but not much I bet.

If you do not have time to get a contractor to evaluate and quote, I suggest 2-3x the estimated repair cost.  If other bidders insist on having these things fixed as part of the purchase agreement, your lower "as is" bid may be very attractive and less hassle for them.  Worked for us.

One more thing - has anyone checked the radon levels.  Some states require it and you should know what it is.  Crawl space should have 6 ml poly as a mitigation factor plus good ventilation.  It could be expensive to mitigate completely.  Radon is the leading cause of lung cancer in the US.

Find out the age of the appliances.  If they are 20 years+, they can go at any time.  If any of the appliance space is tight, make sure new appliances will fit.  Our house is very nice, but I had to remove a floor to ceiling cabinet to get the old frig out & new frig in.  Same will happen when I have to replace the W/D.  Now I know why the previous owners left the appliances.  :)

If any of the rooms are carpeted find out if it is original.  After 20 years, it will likely need replacing.

Does the house have a sprinkler system and does it work?


halfling

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #15 on: March 12, 2024, 06:39:07 PM »
@Askel That's nice to hear, I'm pretty happy with the price and I don't mind working through things bit by bit! I have been looking for a fixer-upper like this one for a couple of years.

@Freedomin5 No such luck, but fortunately I do have a lot of handy friends!

@blueberrybushes Thank you! I am not scared, but I am an over-planner. Plan for the worst, hope for the best? Still waiting on the roof inspection write-up, but will have much to discuss with my agent tomorrow. I'm saving up like never before trying to prepare for the worst. Also, no radon detected! Good looking out. I took photos of the appliances to try and gauge their age and reliability, that reminds me to look them up now.

It sounds like nothing on this list is truly unreasonable to teach myself, with enough research, except the gas line safety issue. I'll try and get some quotes for siding, roofing, and gutters to see what local pros are charging since I have the wiggle room for now. I'm looking forward to learning more about my options!
« Last Edit: March 12, 2024, 06:40:51 PM by halfling »

blueberrybushes

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #16 on: March 12, 2024, 07:18:05 PM »
Hafling,

You are smart to ask alot of questions.  The first house (1980) I bought was a disaster.  After I bought it, I found out the electrical, plumbing, and heating was not to code.  The back porch leaked and a heavy rain storm resulted in water throughout the basement.  The realtor - Century 21 - was worthless.  So many things wrong.  Second house  was ok.  Third house I had build, so I know exactly what went into it.

The 4th house I expected to be better because, on the surface, it looked ok.  Only after 9 years have I found out how many contractors did not know what they were doing.  We like the house - just the details were missed in 1986 when it was built.  In 9 years, I replaced all the exterior windows because they were cheap, replaced the sunroom because the original was build without a permit, the attic insulation was done incorrectly, I already mentioned the spatial issues, outdoor faucets were not frost-proof, etc..  I trusted my inspector and I should not have - he only skimmed the surface.

Be very careful and ask lots of questions!

Knowing what I know about contractors, expect:
- roof - at least $4-6K
- Gutters - $1-2K
- Crawl Space - $5-6K
- Heating insulation - $3-4K
- Siding - $2-3K
- then there is the rest

Contractors are so busy and small jobs have a very expensive base rate.  I am having our electric panel upgraded (another surprise).  Just to change a few breakers will be $700-800.

Tread cautiously!


halfling

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #17 on: March 12, 2024, 08:52:58 PM »
Hafling,

You are smart to ask alot of questions.  The first house (1980) I bought was a disaster.  After I bought it, I found out the electrical, plumbing, and heating was not to code.  The back porch leaked and a heavy rain storm resulted in water throughout the basement.  The realtor - Century 21 - was worthless.  So many things wrong.  Second house  was ok.  Third house I had build, so I know exactly what went into it.

The 4th house I expected to be better because, on the surface, it looked ok.  Only after 9 years have I found out how many contractors did not know what they were doing.  We like the house - just the details were missed in 1986 when it was built.  In 9 years, I replaced all the exterior windows because they were cheap, replaced the sunroom because the original was build without a permit, the attic insulation was done incorrectly, I already mentioned the spatial issues, outdoor faucets were not frost-proof, etc..  I trusted my inspector and I should not have - he only skimmed the surface.

Be very careful and ask lots of questions!

Knowing what I know about contractors, expect:
- roof - at least $4-6K
- Gutters - $1-2K
- Crawl Space - $5-6K
- Heating insulation - $3-4K
- Siding - $2-3K
- then there is the rest

Contractors are so busy and small jobs have a very expensive base rate.  I am having our electric panel upgraded (another surprise).  Just to change a few breakers will be $700-800.

Tread cautiously!



Thanks so much! I truly appreciate you sharing all your experiences. I have been really happy with my agent and my various inspectors so far but I guess time will tell. Perhaps I will keep a DIY journal here with updates as we work on the place.

halfling

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Re: Home Inspection Punch List! What would you NOT DIY?
« Reply #18 on: March 14, 2024, 08:17:35 AM »
So last night I found out a friend I've been taking night classes with for a couple of years is actually a full-time handyperson with experience doing a lot of the exterior work. We had just never talked about our day jobs before. They said they'd love to partner with me for teaching/working on the place! And complimented me on my choice of neighborhood, lol! I am just delighted. A little bit of light-hearted complaining goes a long way in this town.
« Last Edit: March 14, 2024, 08:27:14 AM by halfling »