Squeaky Wood Floors Shouldn’t Make Your Buyer Take a Walk
Question: We’re selling our home and are concerned that squeaks in our floor might raise concerns with a buyer’s home inspector. The house is only 4 years old. The squeaks have never bothered us, but a buyer might regard them as serious. What do you recommend?
Answer: Squeaks in wood floors are very common and are generally viewed as a minor nuisance, not a significant defect. They are typically the result of loose nails, which slide up and down in response to foot traffic. It is unlikely that a competent home inspector would raise an issue regarding floor squeaks, other than to mention them for the sake of disclosure.
At this point, there are two ways you can address the matter. The simplest approach is to list the squeaks in your transfer disclosure statement. Buyers are generally willing to accept minor defects that are openly disclosed.
A more proactive solution would be to eliminate the squeaks. This can be done by rolling back the carpet and adding drywall screws at the squeaky locations. There are also screws specifically made to be installed through the carpeting. A carpet layer can help you with repairs.
Who’s Liable for an Off-Code Addition?
Q: When we bought our house, the home inspector couldn’t access the entire garage because the seller had so many boxes in storage. The inspector even mentioned in his report that the garage couldn’t be fully inspected. This week, we hired a handyman to drywall the inside of the garage, and he told us the back portion of the garage was added, probably without a permit. He also said it would cost at least $5,000 either to remove the addition or to bring it up to code. Who is responsible for not disclosing this problem, the sellers, the home inspector or both?
A: Your situation raises several key issues:
* Regarding seller liability: If the sellers were aware of a non-permitted addition, they were required to disclose this information in writing. The question, however, is whether they knew an addition had been built. If it was constructed before their ownership of the property, they may not have been informed of it. Therefore, someone will need to determine the approximate age of the addition, if this is possible.
* Regarding home inspector liability: The inspector disclosed that storage of boxes prevented inspection of the garage interior. The question, therefore, is whether the addition was visually discernible at the exterior of the building. Did the inspector fail to observe exterior evidence? If so, he could be liable for negligence.
* Regarding the estimated repair costs: How could the addition involve so many defects as to warrant $5,000 in repairs? This sounds questionable. To evaluate proposed repair costs, you’ll need an itemized list of all defects, with a breakdown of time and material expenses. A second opinion on these repairs should be obtained from a licensed general contractor, rather than a handyman.
Finding Leak May Take Invasive Measures
Q: We are presently selling our two-story home. The buyer’s home inspector noticed a small wet spot on the ceiling of the entry hall, located directly beneath the bathroom sink. We had our plumber check the bathroom, but he found no leakage. We also called a roofer to check the vent pipe, but he found no evidence of past leakage in that area. At this point, we don’t know what else to do. What do you suggest?
A: Plumbing leakage is apparently occurring beneath the bathroom, in a concealed portion of the building. My guess is that a water line or drain pipe is slowly dripping in the cavity between the bathroom floor and the hall ceiling.
The only way to find and correct this problem is to expose it to the light of day, and this may mean cutting a hole in the hall ceiling. After your plumber makes the needed repairs, you’ll need to hire a drywall installer so that no marks remain on the hall ceiling.
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Distributed by Access Media Group.
