came away quite concerned about some of the repairs that were listed in the seller's property inspection and pest inspection.
They do not believe that some of the work has been done or has not been done well. Very jury-rigged. For example, fungus and dry rot was found in a good part of the siding. It will need to be replaced and painted, period. They did the bare minimum there.
That's a $10,000 + job. The HVAC is also near the end of its life (about $5,000 if you consider the home warranty will cover 1/2), ditto the hot water heater.
The sunroom is not up to code, so it was an add on that didn't go through the permitting process. The sellers tried to count its square foot as part of the total square footage, but it is not counted as part of property tax calculations. I think M is figuring that into the offer as well.
The sunroom will need some work, too...sealing, a working AC unit (the unit does not work) and some kind of heat source. A space heater would be fine; this room is only about 10X10. Sac has hot summers and cold winters and you need both.
So...with all that...we are still offering full asking, so they get their full price. BUT we are asking for about $25-30K to be put into Escrow (along with as much as the closing costs etc as possible) into an account we control to hire contractors to do this work.
So...if this offer is rejected, then the house would not be for us. Our payments will be huge - about $4,200 a month (about 1,200 more than we pay now; including property tax and home insurance) - so also spending $20-25K+ out of pocket for repairs is not happening.
As it is, we'll be going nowhere until we see a tax benefit in 2027 for the 2026 tax year. Then we can put that towards the house payments and other house stuff.
We'd be disappointed, but we need a house to be as turnkey as possible. Little River fit that bill, but was not configured to our needs as well as this house.
