Owner should tap builder to correct plumbing defects

Question: I recently purchased a new home with an unconnected water line to the refrigerator. The line is not attached to the water supply beneath the kitchen sink, and the end that is near the refrigerator has been capped. The builder thinks the line was capped because of leakage beneath the slab. He and the plumber both refuse to repair the line, and the bid from another plumber is $275. What should I do?

Answer: The faulty water line is a construction defect. Regardless of who made the error, the buck stops at the builder. If he is unwilling to address the issue in a forthright manner, try the following: Send a certified letter to the builder informing him that he has 30 days to correct the problem, after which you will hire a licensed plumbing contractor to install a new line and will then hold the builder responsible for costs. If he calls your bluff, have the work repaired and take the matter to Small Claims Court.

This leaning wall could be a hazard

Question: We have a 30-foot-long, concrete-block retaining wall that is leaning 4 inches out of plumb, and some of the bottom blocks have small cracks. Does this sound like a serious problem?

Answer: A retaining wall that is leaning a full 4 inches should be regarded as structurally unsound. However, it may take many years before the consequences of that leaning become significant. Before that happens, you can have the wall structurally reinforced.

For repair specifications, have it evaluated by a structural engineer.

Get an inspection before the listing

Question: I’m getting ready to sell my home and would like to hire a home inspector before I put it on the market. It seems that a pre-marketing inspection would give me a better idea of needed improvements before I sell. Is this wise?

Answer: Buyers typically hire the home inspector after the purchase contract has been signed. The inspector provides a list of defects, and then the buyers ask the sellers to make repairs, reduce the price or cancel the sale. When you provide a home inspection report prior to signing the contract, you avert this process of renegotiation.

There are three benefits for sellers who hire an inspector before marketing a property:

* The inspection report informs you in advance of any significant defects that could hurt your chances of selling the property. It affords you the opportunity to make repairs ahead of time.

* The report enables you to provide a more thorough disclosure of the property’s condition. This lessens the likelihood of legal problems after the sale, when undisclosed defects might be discovered.

* The report provides the best basis for an as-is sale, if that is what you prefer. You can decline to make repairs while fully informing the buyers of needed repairs.

Neighbor crosses to new grounds

Question: Last year, my neighbor declared my fence to be on his property and the trees in my yard to be his. We shared the cost of a surveyor, and his claim regarding the property line was proved correct, so I paid to relocate the fence. Now the trees are in his yard and he wants me to share the cost of their removal. I don’t think this is right. Do you agree?

Answer: Your neighbor should be happy to have acquired additional land, including free trees.

Now that the trees are securely in his possession, why does he expect someone else to share the costs of their upkeep or removal? Point out that they are his trees. What does that have to do with you?

To submit a question, go to www.housedetective.com.