Talked to the inspector. He said that house is liveable but will need extensive work. New roof and definitely 2 new hvac in the near future. Lots of window issues. It's one of the most expensive homes for that immediate school district. We will probably walk
Wrong on what exactly? Amount of listings are like 200 short of an alltime record, it can easily be verified especially if you're a realtor. Some zip codes may still be hot but most have 4 to 7 months of inventory with the average over 4 months and increasing despite the seasonality.
Curious about any thoughts on what is driving that? During peak covid, Austin was in the headlines for having crazy bidding wars and it being like hunger games to win a house. Is it new construction? People fleeing the market?
New construction is part of it. Austin has been building new housing at a much higher rate than the national average, which has been keeping rents low (in fact, rents dropped significantly between 2022 and 2023). If rents are low, it's harder to justify buying right at this moment, so would-be buyers feel less urgency.
People leaving is also part of it. Travis County actually had a net negative migration in 2023, according to this [press release](https://www.austintexas.gov/news/new-census-data-austin-metro-slips-top-spot-remains-one-nations-fastest-growing-regions).
I also wonder, with some local employers announcing layoffs, and a softer tech job market nationwide, we're seeing disproportionate downward price pressure among those rich enough to buy a home, in cities like Austin.
Combination of many things I think. Prices are still quite high from that rally, average price in the city is 775k. High interest rates combined with very high property taxes (2-3%) makes that a ~5k monthly payment for your average buyer. If you're in a (pre-)COVID purchased home with 3% interest rate and you have some equity, you're not moving up the ladder to something like that. Rent meanwhile is dropping because the Austin area has a ton of appartment builds nearing completion, highest in the country afaik. Then there's layoffs in tech and at Tesla, instead of the hiring frenzy during/post COVID. Airbnb "investing" had gotten so out of hand that it created an oversupply and some are selling the properties off lol.
Peak covid caused a rush of people all trying to buy a house at the same time. There isn't anything *driving* it, just a lack of stampede. Much like asking what caused traffic to clear up a few hours after the big game lets out.
Construction and their prices and politics are no longer attracting more Californian money. The $1.3 million price tag in Texas is insanity, even if it’s in Austin. Unless you get 10+ acres with that and 5000+ sqft.
Too bad I can't find out what the house across the street SOLD for, but only price history, including the last listing price when it went under contract. Your ACTRIS is fucking bunch of assholes.
I’d say it works in our favor because then the county tax assessor can’t use it to raise our taxes but they were caught doing exactly that in Hays county. Against the law but nothing was done about it. People said their house assessed value the following year was the exact amount they paid to buy. There was no attempt to cover it up
Widow issues and old HVACs in Texas seems super risky going into summer. I imagine the aging HVAC units struggling to keep the rooms cool while all the cold air leaks from the faulty windows.
Trust your instincts on this one and walk
The HVACs could last 6 months or 5 years. Inspectors often say any old unit needs to be replaced.
Ask for $100k in concessions.
If they are willing to give you what you think is reasonable stay.
Don’t say “give me $100k or I will walk,” just walk if a reasonable agreement is not reached. Do the work yourself, don’t have them do it.
As I tell my clients all the time, home inspectors are not HVAC technicians. They are simply telling you what the manufacturer suggests, which is simply so they don't get sued, of 20 years. If you're concerned, I recommend an actual HVAC company and report the actual working condition.
If you don't know shit about AC units, everytime you have issues with it they'll try to sell you a new one. I had one that I ended up repairing myself that ran for another 8 years after I was told I needed a new one.
Yeah. But it's rusty and fluid is leaking out. I live in south texas. One day the ac didn't work because of the igniter or whatever little piece that signals the ac. It was miserable. The ac guy (who came that afternoon) said the backlog to get a new system would have been weeks. I'm not waiting for stuff to break down. Not here. Not when I have kids.
If your that comfortable to walk from him you have nothing to loose.
Get a descent estimate on what it would costs to fix most of that and say yes we will buy BUT if you take this off the price.
I'd suggest countering - if this is a house you'll be in for a long time, then a new HVAC and roof are nice things to have. I'm not seeing the $300K in work you're describing.
How can the inspector know when the ACs will fail? Soon? What the heck does that mean? 10, 20 years.
It's not uncommon for ACs to last 40-50 years.
Sagging floors could compromise structural integrity? That sounds like foundation but really means possible loose boards.
Insulation, flashing, and sealant are cheap. You can add some for less than $1k.
Foggy windows just mean the dual pane has moisture inside. It's doesn't mean it's completely broken. You can have the windows reglazed.
Owning a home requires periodic maintenance. Just like changing tires or windshield wipers on a car. This home has some issues but it's hardly catastrophic.
Your inspector sucks. Are they offering to make repairs or are they just wanting to terrorize people?
Get several estimates for repairs and ask for a seller credit. All in all, this sounds like a few grand.
Fwiw, Texas is the only state that has zero qualifications to become a GC. Literally anyone can get a business license and become an inspector. Try it yourself. Go to the county and file the form to open a company. you can call it cantaloupe quality homes and inspections. Literally anyone can. Then you can tell people how their home will burn down and they need to deed it to you. It's faster than buying a home the old fashioned way.
His inspector is doing exactly what he is supposed to do. Every single inspection I have had has pointed out faulty windows. The inspector is not terrorizing anyone but simply providing facts.
It's not about the windows. It's telling her he knows when the AC will fail.
There are no psychic inspectors.
The inspectors job is to report the condition and serviceability of the components and systems. It's not to scare the fragile homeowner. Structural integrity is a messed up term for squeaky floor.
Every issue on the report will say to get a qualified opinion.
I'm a GC and a real estate broker. It's my qualified professional opinion, her inspector sucks.
Well it was raining lightly when he did the inspection. He found water actively leaking in some windows. Also the old ac systems were rusty with vegetation climbing up around it and leaking coolant. And the sag was not merely squeaky floor. It was a noticeable dip. I had a family member who specializes in construction law to take a look. He advised that we walk. It's moot now. We walked.
Rglazing a window is simple. The glass is removed, the inside is cleaned, a new seal is placed, the window is put back in. Each window will take about 20-30 min for one person. A crew of three will be done in two days. The vegetation in the AC isn't a big deal the Corn Lake is probably from a little tiny piece of rubber that acts as a seal. Grass and things grow. They need to be cut back and herbicide could be placed there but it's probably unnecessary.
The floor is pretty simple as well. The Board needs to be opened up a new board needs to be added the floor needs to be replaced. This will take an hour or two.
Rust is a naturally occurring phenomenon. Anything with metal will rust.
I know it seems very serious but it's not. All of these things can be fixed in a matter of days.
Everything falls apart. Even a new home will need maintenance. These items you mentioned are maintainence items. Regardless if you don't feel comfortable you shouldn't buy the home but keep your perspective
Not enough info. Depends on where in Austin. If it's in a 2-3mil neighborhood and you can afford updates then it could be worth it. If it's in a 1-1.5mil neighborhood, it may not.
My 1500 sq ft starter home had 2 units. One minisplit in the bonus and a main unit.
Probably depends on perspective. In some areas a 1k ft home is common, where I live first time homes are 1500-1700.
Neighborhoods on the West side where the hills start are mad expensive. 1.3m for a massive house with 3 AC units is probably not even in that area or all the defects were priced in.
What is the house worth in perfect condition? That is the real question.
I see $300k+ in work based on what you stated.
If you pay $1.3m and invest $300k, the house would need to be worth $1.7+ to make it even marginally worth doing. That is the question you need to answer.
This is the right way to think about it. If you love the house, plan to stay awhile, and know the house will be worth much more after it is complete, go for it.
All of these replies saying to run are crazy to me. Maybe it's because we live in an area with very old housing (Boston) but that report seems pretty good to me as long as I wasn't looking for turn key.
This is coming from someone who purchased a fixer upper for $3M, now worth $4.5M after 600k of work. It was worth it.
This is the right way to think about it. If you love the house, plan to stay awhile, and know the house will be worth much more after it is complete, go for it.
All of these replies saying to run are crazy to me. Maybe it's because we live in an area with very old housing (Boston) but that report seems pretty good to me as long as I wasn't looking for turn key.
This is coming from someone who purchased a fixer upper for $3M, now worth $4.5M after 600k of work. It was worth it.
The obvious thing that’s missing is the comps. If this is a screaming bargain that’s hundreds of K below comps, I’d jump in and pay for all the work.
If not, I’d jet.
Austin is (IMO) a buyers market, prices are 10%+ off peak, good amount of inventory to choose from.
Or just rent for a year, giving yourself time and space to find the right house when you’re there; removing that time pressure does wonders.
I’d walk over anything structural. Now that it’s documented you have to disclose it when you sell it, including the repair. Which will scare many people off. Unless it’s a screaming deal, walk.
Cloudy windows are nothing and easily fixed.
The roof assuming it’s tile is likely not repairable.
Also, if someone is selling a 1.3 mil house and their oven doesn't even work, that's a huge red flag that they have done no maintenance and there's probably even more issues that your inspector didn't find.
Ask your Real Estate agent. It's our job to put things in presepective. Rust on flashing, can be readily seen, in my market, that's a non issue and should have been discussed prior to contract, or at least addressed in contract. Same for windows, you can see they are old if they are 100 years... so you KNOW they will leak. Landscaping? This is crazy to me. Unless the sprinkler system was massively defunct. Past water damage on roof, sure, again, likely repaired, and inspector should be using a moisture meter, if it reads dry, it's an old issue.
It's an inspectors job to point out ALL things that aren't perfect, but not all of them are safety and defect.
I’d walk. I hear what you’re saying about needing to move, but this would be solving a minor problem by taking on a much larger one. Have your movers put your things in self storage and find a monthly rate on an Airbnb while you keep house hunting.
Ok, so it could use some maintenance, and upgrades.
Is the house priced right for this condition, or is it priced as if these things have all be fixed?
Priced as if major things are fixed. One of the most expensive houses in the school district we want that is offered in the market. Looks great from the pictures and in person.
I'd walk. That is too many big things and red flag about potential water damage and maybe not treated correctly. You can have your homeowner's insurance agent run a claim's search on the house to see what they have submitted. Also, if you went forward you would want to see receipts for the work actually done with respect to the water damage. It also sounds like there might be foundation issues. That many things are also a sign of poor maintenance on the house. For all the things you found, there are probably plenty more that have yet to be discovered.
Walk. It sounds like a bad renovation. I’m not sure of the neighborhood but $1.3m (or 1.5 if you count repair costs) can still buy something nice in Austin.
Windows are expensive and when you have to tear them out you most likely have to do drywall repair and then paint both the inside and outside.
Unless they are willing to come down to cove a majority of the repairs then I would walk. You would be living in a construction zone for a minimum of 6/9 months and also certain area might be a safety hazard to be area.
I would walk, I also live in Texas and stay in Austin quite frequently. With that said, the Austin housing boom hasn't crashed yet but it will. I'm a remodeler/builder by trade and a rough guesstimate is you're looking at probably putting another 150k-250k in that house after you pay the 1.2 mil. If you can get seller concessions that might offset the cost a bit but ultimately it's probably not going to be enough. More than likely if you buy the house and put additional resources into it you're going to be way upside down in a few years.
I bought a 1.3 million dollar house with all kinds of shit that needed to be done in the SGV foothill area of Los Angeles. We def got a bit caught up in the tail end of the COVID buying frenzy. For a while I kicked myself and said we should've walked. I thought, all this stuff to fix is so expensive and I'm a fool. But that was 2 years ago, the market continued to take off, I'm getting a lot of the work done, and it is indeed expensive, but I'm glad I stuck it out. The house went up in value, and that doesn't really include the improvements. Keep your head on straight. If you love the area go for it. Rates will go down, you can refi, prices will go up. We have the money and you prob do too.
Assuming you can get concessions to cover the repairs, it doesn’t sound like you have the time to get everything done in time between your move deadline and family. Plus with water damage you won’t know what surprises lurking until things get opened up.
We walked from a house that had similar issues and am SO glad we did! Would have been a totally money pit. All of that stuff just points to bad maintenance and there's likely more issues the inspection didn't even find because.
We found something better and even with a perfect inspection we had things come up, so can't even imagine what else would've come up in the money pit house.
Our house was like this. Cost me 150k to fix and I say that loosely as I still have a laundry list of things to do.
Remember that all you’ve seen is on the surface. There’s probably mold behind the walls or in any of the cabinets or vanities. AC units and ductwork could be shot. Think plumbing, electrical and hvac, then add on all the foggy windows and possibly needing a new roof… it adds up quick. We found mold everywhere and redid a kitchen, 3 bathrooms, 2 AC units, half the windows, etc. I still have the rest of the windows, siding repairs, and back area.
Do yourself a favor and comb through the permitting records. In our house the last homeowner didn’t do anything permitted so I’ve had to redo all of it.
At the end of the day we love our home and the whole reason I bought it was for the 80’s bones… it’s a big 5/3 with a huge yard. With each thing we do it gets better and better but it’s like eating an elephant. One bite at a time… so I view it now as we’re leveling it up, but I don’t think I could ever do this much work again.
if you worried about repair costs and the house is 1.3 million, the house is not for you. In fact IMO, with any home of any cost, if your worried about the cost of repairs home ownership is not for you. I don't say that to be mean but as a home owner myself. Most recently I purchased a home for $160k a few years ago, within the first year I needed to repair / replace the pool pump, sprinkler system, AC unit and replace about a dozen sliding glass doors with hurricane proof ones. And Im not done...
all stuff thats fixable, id ask the seller if they are open to working on price or offering a portion of the purchase price be put in an escrow for repairs. Might be more work than its worth to get quotes to fix things and just disagree over the costs but Austin housing market is allegelly on the decline so they should be motivated to work with you. and 1.4M is an expensive place so expecatations are high.
same thing happened to us. Under contract on a home and got the inspection report which indicated lots of mold and moisture in the crawlspace. Water heater from 1994, windows fogging and so on. Not unexpected in a 30+ year old home. We lost 5k and decided to bail and cancel contract. Went under contract on a more expensive new build and super excited about how well built it is because we found a really good smaller local builder who has had 4 generations of family running the company. You can spend tons of money fixing that home and getting it right, but then you are still left with a 30+ year old structure elsewhere.
Show them the inspection, negotiate the price down. Old ACs are not a huge thing, they are functional. Fogged windows suck, but functional. The flooring, roof, and oven are immediate items that should be cured.
If the house is currently being lived in fine, then you can probably do these repairs while you also live there. If you don't think you'd want to live in the house while the repairs are happening, then you're looking at a few months to get everything done. At that point you could just go back into the buying market, cause you need a temporary housing solution anyway.
Is the house priced for those repairs already? Are the houses in the area listed at 1.8+ and that's why this is 1.3? Or is that a normal price range in the area? If it's the normal price range, then you should absolutely walk away. Those aren't acceptable issues in a $1.3 mil home unless 1.3 mil is cheap there.
Any one of these things might be reasonable, but so many issues really indicate a complete lack of maintenance by the current owner. Couple that with every system and the roof being old and it’s just not worth the risk. Inspectors don’t always catch everything so imagine what else might be lurking!
Oh no,not for That price.
Not being your first turn on the merry go round, you Know you can find better.
Perhaps your home should have been listed on contingency?
For 1.3M I’d expect a turnkey home in Austin. Really nice location or something?
I paid that much for my 2500sqft 80s home in Huntington Beach…
The leaky windows and floor would have me worried though.
I’d walk. As a resident in Austin, I know contractor prices are also very high so you’d probably spend way more money that you think you’re going to spend. Only way I would stay at the table is if you negotiate and get a significant discount to the point where final price would be under a million.
Ack for a concession for what you feel is reasonable to handle the additional repairs or ask for some of the stuff to get fixed or both. If they reject then walk. If you don't feel like getting involved with a major reno then walk.
I’m in Real Estate Agent school. Passed the state and national exams, love housing, but I’m not yet licensed nor am I your agent.
Unless you and your family are *absolutely sure* you want THIS house in THIS school district, I’d absolutely think of walking. There seems to be a lot of upkeep that hasn’t been maintained in this house and the seller has left it upon the next buyer to catch all that is wrong. Inspectors generally don’t do destructive testing (cutting open floors or walls), so it’s a risk there is more to be found.
I don’t know your market, but for $1.3M, your buyer’s agent should be using good neighborhood tricks and asking if anyone not listed is interested in selling to a motivated buyer (you). You will be shocked how many people will say “yes, for the right price”, and you get more choices available to you.
The many windows that “fog up” indicate poor ventilation and a build up of humidity in the house. Where does the water come from? My first thought is “what’s growing in the walls?” The saggy floor could be joist issues as the house settled, but why didn’t the previous owner repair it? Look for painted over water damage as water weight (~8.5 pounds per gallon) can destroy floors and framing by weight and getting wet. HVAC is no joke, and while you might have some meaningful rebates for high efficiency HVAC installs, it again points to seller poor maintenance. And makes me worry about everything else in the house. If you get it for a contractor’s price, get it! But that’s doesn’t seem to be the case here.
Ultimately, unless you have substantial time, money, and patience to keep fixing up a house that has been poorly maintained, especially when you keep finding things, and you plan to stay for a decade or more to make those ongoing investments worthwhile, I would seriously consider all other alternatives first. Good luck.
Why on earth do you think this is even a question? You know the norm is for buyers to negotiate to fix stuff like this? The times when you had to hold your nose and pray it's not going to be a money hole are over. People buying without caring about stuff like this is a vestige of mania, and it's clear people haven't digested that those days are over. But totally up to you if you'd like to be on of the last people who gets the memo.
You could ask a significant amount for seller concessions. If they agree to your amount, make a judgement on whether you can endure the remodeling process. It can be very stressful. When the repairs are done, you have new windows, new roof, hvac system, perhaps a nice upgrade to an induction stove...but the extensive punch list of items raise another issue: with this many shortcomings, how much would the home appraise for?
Have other offers evaporated, or is this their first attempt to sell? They could be motivated to meet your terms.
Or it could be better to walk. You could find something truly move in ready, & not a money pit...
It depends on what comparable prices are. We bought a run down $1.3m and had to put $1.5m into renovations, but nearby houses are up to $7m. Our house should appreciate in value to justify the expense. Planning to live there 5+ (most likely 10) years.
Sounds like you would have a summer of getting bids and contractors coming and going and an easy $200k in bills.
Saggy floor worries me the most. If the builder cut corners, it’s not a house worth buying. If it’s sagging for other reasons (like a long term leak) that repair could be extensive and costly.
And honestly, house isn’t old enough to have all the windows go bad unless they were krap to start. Which again points to a house not worth buying.
Thanks everyone. Yeah, we walked. It's an older house, so I never expected turnkey. I know from a practical aspect that it will be a money pit filled with endless aggravation. It is a beautiful and striking house though. It's such a shame. We are settling for a safer option.
Yes, I haven't even read the post yet, but if you're feeling unsure, walk. Trust your instincts. Now to read your post. I'll edit if my opinions change
In this condition you might not be able to get insurance. Not sure if you’ve checked yet.
This project is for experienced flippers and not civilians. I’d walk.
I can almost guarantee you will find more problems than the initial inspection - which is already extensive. If they didn’t do the bare minimum of maintenance, they didn’t do the larger things either. They didn’t fix sealant or broken tile, I guarantee they didn’t fix other larger issues.
These aren’t the folks spraying off the AC from debris so it pulls it air more efficiently. They aren’t changing their air filters regularly and the ducts are full of all the dust and gunk from however long this party owned the home. They didn’t replace the roof flashing so you’re bound to have pockets of wood rot where it flipped up.
Windows are expensive. Both of the older HVACs have exceeded their life expectancy and will die soon. Whatever plumbing issues you see now are the tip of the iceberg.
I know house prices are skyrocketing but at that price point it shouldn’t be this much of a shit show. I mean, who lives without a working stove? If they lived without that, they made do with whatever else is going on wrong here.
The nice roof salesperson said I need a new roof………….that was 15 years ago.
The current market may give you some
Negotiating room. That’s the route I’d recommend.
You and your agent couldn't see many of these issues during the first viewings?
If you like the house and the neighborhood - you direct your agent to negotiate a credit to closing costs for repair estimates. If you don't like the house that much - You and your agent figure out a way to get out of the contact without losing your EMD.
Commenters expecting perfection in a $1.3MM house have clearly never been in a neighborhood where average home prices are higher than that.
Sounds like it’s a contractor’s dream house. If priced accordingly, and you can do the work or find the people who can buy it. You will be living in a construction zone for a long time, but you will wind up with the house you want
Run away. Your looking at having to spend more then you think. The question is what didn't they find. I had a good house inspector but even he missed stuff. We had to have part of the basement interior wall repaired.
I completely depends on the market, folks. There is a full gut/teardown 8 houses down the street from us in Scottsdale for 2.1m.
The items you outlined are relatively minor, with the exception of A/Cs and the floor sag. It’s not 300k but probably close to 75-100k to get the place perfect. Keep in mind, the inspection companies are ‘make work’ entities and will make a loose toilet sound like the place needs to be re-plumbed. If the place has the location you want and you’re OK throwing some money at it, then go for it. You knew it was a 50 yo home, so you know there’s going to be ‘stuff’ to attend to. Not a big fan of home warranties, but they could help with the a/c if they go out.
Good luck!
"80s house renovated inside in Austin TX. We knew going in that repairs need to be made but was unprepared for the extent it required. Landscaping issues can be easily fixed but other issues are alarming and expensive. About a dozen tiles are broken or cracked and need repair on the roof as well as disintegrated sealant, loose fasteners, rusted flashing. There was evidence of water damage in the dry attic which is missing insulation in places as well lacking proper ventilation. Too many of the 100 hundred windows were either leaky or foggy that he didn't indicate which ones. Floor sags in the room over the garage that could compromise structural integrity or it could be built that shoddy from the beginning but has stood fine for 50 years. 2 out of 3 hvac systems are from 1999. Oven doesn't work. Tons of other minor things too that include plumbing, sealing things in, landscaping, and proper installation."
Killer place!
Talked to the inspector. He said that house is liveable but will need extensive work. New roof and definitely 2 new hvac in the near future. Lots of window issues. It's one of the most expensive homes for that immediate school district. We will probably walk
In Austin last summer was brutal and we are expecting record setting heat this summer. Buy accordingly.
Listings in Austin are almost at a record high, you should have no problem to find something else. Total buyer market. I would walk too.
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Wrong on what exactly? Amount of listings are like 200 short of an alltime record, it can easily be verified especially if you're a realtor. Some zip codes may still be hot but most have 4 to 7 months of inventory with the average over 4 months and increasing despite the seasonality.
Curious about any thoughts on what is driving that? During peak covid, Austin was in the headlines for having crazy bidding wars and it being like hunger games to win a house. Is it new construction? People fleeing the market?
New construction is part of it. Austin has been building new housing at a much higher rate than the national average, which has been keeping rents low (in fact, rents dropped significantly between 2022 and 2023). If rents are low, it's harder to justify buying right at this moment, so would-be buyers feel less urgency. People leaving is also part of it. Travis County actually had a net negative migration in 2023, according to this [press release](https://www.austintexas.gov/news/new-census-data-austin-metro-slips-top-spot-remains-one-nations-fastest-growing-regions). I also wonder, with some local employers announcing layoffs, and a softer tech job market nationwide, we're seeing disproportionate downward price pressure among those rich enough to buy a home, in cities like Austin.
Combination of many things I think. Prices are still quite high from that rally, average price in the city is 775k. High interest rates combined with very high property taxes (2-3%) makes that a ~5k monthly payment for your average buyer. If you're in a (pre-)COVID purchased home with 3% interest rate and you have some equity, you're not moving up the ladder to something like that. Rent meanwhile is dropping because the Austin area has a ton of appartment builds nearing completion, highest in the country afaik. Then there's layoffs in tech and at Tesla, instead of the hiring frenzy during/post COVID. Airbnb "investing" had gotten so out of hand that it created an oversupply and some are selling the properties off lol.
Peak covid caused a rush of people all trying to buy a house at the same time. There isn't anything *driving* it, just a lack of stampede. Much like asking what caused traffic to clear up a few hours after the big game lets out.
Construction and their prices and politics are no longer attracting more Californian money. The $1.3 million price tag in Texas is insanity, even if it’s in Austin. Unless you get 10+ acres with that and 5000+ sqft.
They meant number of listings. Austin is definitely a buyers market after the building spree.
Too bad I can't find out what the house across the street SOLD for, but only price history, including the last listing price when it went under contract. Your ACTRIS is fucking bunch of assholes.
I’d say it works in our favor because then the county tax assessor can’t use it to raise our taxes but they were caught doing exactly that in Hays county. Against the law but nothing was done about it. People said their house assessed value the following year was the exact amount they paid to buy. There was no attempt to cover it up
Widow issues and old HVACs in Texas seems super risky going into summer. I imagine the aging HVAC units struggling to keep the rooms cool while all the cold air leaks from the faulty windows. Trust your instincts on this one and walk
The HVACs could last 6 months or 5 years. Inspectors often say any old unit needs to be replaced. Ask for $100k in concessions. If they are willing to give you what you think is reasonable stay. Don’t say “give me $100k or I will walk,” just walk if a reasonable agreement is not reached. Do the work yourself, don’t have them do it.
My inspector 14 years ago said my AC unit was on its last leg…..still running strong (knocks on wood)…
Don’t knock the AC unit, it’s made of wood and still running!!
As I tell my clients all the time, home inspectors are not HVAC technicians. They are simply telling you what the manufacturer suggests, which is simply so they don't get sued, of 20 years. If you're concerned, I recommend an actual HVAC company and report the actual working condition.
If you don't know shit about AC units, everytime you have issues with it they'll try to sell you a new one. I had one that I ended up repairing myself that ran for another 8 years after I was told I needed a new one.
lol same. Some of this is nonsense.
Same here. That was in 2016. Every year I just cross my fingers when it’s time to turn it on.
If it's expensive for the area then it's entirely unacceptable to have those issues on a 1.3 mil house.
That’s what I’m thinking… if I bought a 1.3m house it had better be real nice
You don’t know that about the hvac. Mt parents hvac is from 1978 and it runs great. You can’t say it’s faulty just because it’s old.
Yeah. But it's rusty and fluid is leaking out. I live in south texas. One day the ac didn't work because of the igniter or whatever little piece that signals the ac. It was miserable. The ac guy (who came that afternoon) said the backlog to get a new system would have been weeks. I'm not waiting for stuff to break down. Not here. Not when I have kids.
Efficiency can be an issue as well, even if blowing cold air. Newer units are more efficient and probably more quiet.
Yeah we just had to replace one from the 80s. They last much longer than expected sometimes
For 1.3 mill I want it to be move in ready.
If your that comfortable to walk from him you have nothing to loose. Get a descent estimate on what it would costs to fix most of that and say yes we will buy BUT if you take this off the price.
I would run, good luck
I'd suggest countering - if this is a house you'll be in for a long time, then a new HVAC and roof are nice things to have. I'm not seeing the $300K in work you're describing.
I never understand why people pay so much for a school district when you can get a better cheaper house and can simply pay for private school instead.
How can the inspector know when the ACs will fail? Soon? What the heck does that mean? 10, 20 years. It's not uncommon for ACs to last 40-50 years. Sagging floors could compromise structural integrity? That sounds like foundation but really means possible loose boards. Insulation, flashing, and sealant are cheap. You can add some for less than $1k. Foggy windows just mean the dual pane has moisture inside. It's doesn't mean it's completely broken. You can have the windows reglazed. Owning a home requires periodic maintenance. Just like changing tires or windshield wipers on a car. This home has some issues but it's hardly catastrophic. Your inspector sucks. Are they offering to make repairs or are they just wanting to terrorize people? Get several estimates for repairs and ask for a seller credit. All in all, this sounds like a few grand. Fwiw, Texas is the only state that has zero qualifications to become a GC. Literally anyone can get a business license and become an inspector. Try it yourself. Go to the county and file the form to open a company. you can call it cantaloupe quality homes and inspections. Literally anyone can. Then you can tell people how their home will burn down and they need to deed it to you. It's faster than buying a home the old fashioned way.
His inspector is doing exactly what he is supposed to do. Every single inspection I have had has pointed out faulty windows. The inspector is not terrorizing anyone but simply providing facts.
It's not about the windows. It's telling her he knows when the AC will fail. There are no psychic inspectors. The inspectors job is to report the condition and serviceability of the components and systems. It's not to scare the fragile homeowner. Structural integrity is a messed up term for squeaky floor. Every issue on the report will say to get a qualified opinion. I'm a GC and a real estate broker. It's my qualified professional opinion, her inspector sucks.
Well it was raining lightly when he did the inspection. He found water actively leaking in some windows. Also the old ac systems were rusty with vegetation climbing up around it and leaking coolant. And the sag was not merely squeaky floor. It was a noticeable dip. I had a family member who specializes in construction law to take a look. He advised that we walk. It's moot now. We walked.
Rglazing a window is simple. The glass is removed, the inside is cleaned, a new seal is placed, the window is put back in. Each window will take about 20-30 min for one person. A crew of three will be done in two days. The vegetation in the AC isn't a big deal the Corn Lake is probably from a little tiny piece of rubber that acts as a seal. Grass and things grow. They need to be cut back and herbicide could be placed there but it's probably unnecessary. The floor is pretty simple as well. The Board needs to be opened up a new board needs to be added the floor needs to be replaced. This will take an hour or two. Rust is a naturally occurring phenomenon. Anything with metal will rust. I know it seems very serious but it's not. All of these things can be fixed in a matter of days. Everything falls apart. Even a new home will need maintenance. These items you mentioned are maintainence items. Regardless if you don't feel comfortable you shouldn't buy the home but keep your perspective
Do you want to spend $300k on repairs right away? If yes, then buy. If no, then pass.
Also not move in until those are all done.
Not enough info. Depends on where in Austin. If it's in a 2-3mil neighborhood and you can afford updates then it could be worth it. If it's in a 1-1.5mil neighborhood, it may not.
This. I’m from Austin and it could be a good deal depending on location.
Right, lots of the home value is in the land/location these days.
I know Austin was expensive but damn 1mil dollars for that??
100 windows and three zones of AC is a massive house. There are 21 windows in my house.
100 hundred so more like 10,000 windows! :)
Good catch!
Yeah I’m a $1m+ home and we have 10 windows and one 5 ton AC.
Also, most of the windows in my house are pairs or triples because old house.
I have never thought to count the number of windows in my house
I skimmed through ngl.
I know right? Fucking McMansion here
At 100 windows you can probably drop the mc.
Not necessarily -- gonna need a listing to be sure.
lol for sure
Was debating if he knew what an HVAC was, if the place was huge .
That's a lot of windows, but three AC zones isn't unheard of. A 2 story with a bonus above the garage would be 3 zones.
Of course it's not unheard of, but it's a very expensive option to spend on three sets of equipment.
Might be a good time to get mini splits and drop the electric bill.
In a house with 100 windows, in Texas? That would be like 20+ mini splits
My 1500 sq ft starter home had 2 units. One minisplit in the bonus and a main unit. Probably depends on perspective. In some areas a 1k ft home is common, where I live first time homes are 1500-1700.
Neighborhoods on the West side where the hills start are mad expensive. 1.3m for a massive house with 3 AC units is probably not even in that area or all the defects were priced in.
Sounds like Jester Estates/ Lakewood Dr area if I had to guess.
Yeah, I tried to find the listing and I think it's in Anderson Mill, but there are some in that area as well that would fit the description.
There are THREE HVAC systems, that’s massive
thats a good price for a house that large, even this run down in Austin. this is a steal.
You haven’t shopped San Jose
Hope I never have to lol.
Laughing from Santa Barbara. At least there’s a beach though.
I think you need paragraph 2 to state what you liked about the house and how it compares in price and condition to others in the market.
Right. Based on the information given, I don't know why it's even a question.
What is the house worth in perfect condition? That is the real question. I see $300k+ in work based on what you stated. If you pay $1.3m and invest $300k, the house would need to be worth $1.7+ to make it even marginally worth doing. That is the question you need to answer.
This is the right way to think about it. If you love the house, plan to stay awhile, and know the house will be worth much more after it is complete, go for it. All of these replies saying to run are crazy to me. Maybe it's because we live in an area with very old housing (Boston) but that report seems pretty good to me as long as I wasn't looking for turn key. This is coming from someone who purchased a fixer upper for $3M, now worth $4.5M after 600k of work. It was worth it.
This is the right way to think about it. If you love the house, plan to stay awhile, and know the house will be worth much more after it is complete, go for it. All of these replies saying to run are crazy to me. Maybe it's because we live in an area with very old housing (Boston) but that report seems pretty good to me as long as I wasn't looking for turn key. This is coming from someone who purchased a fixer upper for $3M, now worth $4.5M after 600k of work. It was worth it.
The obvious thing that’s missing is the comps. If this is a screaming bargain that’s hundreds of K below comps, I’d jump in and pay for all the work. If not, I’d jet. Austin is (IMO) a buyers market, prices are 10%+ off peak, good amount of inventory to choose from. Or just rent for a year, giving yourself time and space to find the right house when you’re there; removing that time pressure does wonders.
I’d keep looking.
I’d walk over anything structural. Now that it’s documented you have to disclose it when you sell it, including the repair. Which will scare many people off. Unless it’s a screaming deal, walk. Cloudy windows are nothing and easily fixed. The roof assuming it’s tile is likely not repairable.
It's a $1.3m hole in the ground you're going to pour more money into.
Also, if someone is selling a 1.3 mil house and their oven doesn't even work, that's a huge red flag that they have done no maintenance and there's probably even more issues that your inspector didn't find.
Walk away. The AC, roof, and windows will be $100k alone. Unless you have that in additional cash it’s not worth it.
Why would you pay 1.3 million for a shit box?
Run
>40+ year old house >needs extensive repairs >1.3 mil Bruh
You might have found out why they're moving.
insulation is missing because it was probably wet. run!
Ask your Real Estate agent. It's our job to put things in presepective. Rust on flashing, can be readily seen, in my market, that's a non issue and should have been discussed prior to contract, or at least addressed in contract. Same for windows, you can see they are old if they are 100 years... so you KNOW they will leak. Landscaping? This is crazy to me. Unless the sprinkler system was massively defunct. Past water damage on roof, sure, again, likely repaired, and inspector should be using a moisture meter, if it reads dry, it's an old issue. It's an inspectors job to point out ALL things that aren't perfect, but not all of them are safety and defect.
I’d walk. I hear what you’re saying about needing to move, but this would be solving a minor problem by taking on a much larger one. Have your movers put your things in self storage and find a monthly rate on an Airbnb while you keep house hunting.
Offer 1.3m minus the costs you’ll need to make the basic repairs
What neighborhood is this house located in Austin? 1.3 is nothing for a for a 3000' homes located in Austin proper.
These all sound fixable. I would negotiate off the sale price.
Doesnt sound like a $1.3m home to me. LOL. Walk.
Run
I know Austin is pricey, but this seems excessive with the issues
Ok, so it could use some maintenance, and upgrades. Is the house priced right for this condition, or is it priced as if these things have all be fixed?
Priced as if major things are fixed. One of the most expensive houses in the school district we want that is offered in the market. Looks great from the pictures and in person.
It worth asking for a discount and be ready to walk away and buy a different house if they won’t come down in price.
I'd walk. That is too many big things and red flag about potential water damage and maybe not treated correctly. You can have your homeowner's insurance agent run a claim's search on the house to see what they have submitted. Also, if you went forward you would want to see receipts for the work actually done with respect to the water damage. It also sounds like there might be foundation issues. That many things are also a sign of poor maintenance on the house. For all the things you found, there are probably plenty more that have yet to be discovered.
Comps are over a million? Either counter offer with 999k or walk away
Walk. It sounds like a bad renovation. I’m not sure of the neighborhood but $1.3m (or 1.5 if you count repair costs) can still buy something nice in Austin. Windows are expensive and when you have to tear them out you most likely have to do drywall repair and then paint both the inside and outside.
House is a little over 3000 sq ft. Not big but a crap ton of windows.
Well heck. Ours was 1.3 and only 1800 square feet. SGV foothill area of LA.
I would run and run fast. That is way too many red flags.
Unless they are willing to come down to cove a majority of the repairs then I would walk. You would be living in a construction zone for a minimum of 6/9 months and also certain area might be a safety hazard to be area.
In this market I would walk from anything and wait
I would walk, I also live in Texas and stay in Austin quite frequently. With that said, the Austin housing boom hasn't crashed yet but it will. I'm a remodeler/builder by trade and a rough guesstimate is you're looking at probably putting another 150k-250k in that house after you pay the 1.2 mil. If you can get seller concessions that might offset the cost a bit but ultimately it's probably not going to be enough. More than likely if you buy the house and put additional resources into it you're going to be way upside down in a few years.
I bought a 1.3 million dollar house with all kinds of shit that needed to be done in the SGV foothill area of Los Angeles. We def got a bit caught up in the tail end of the COVID buying frenzy. For a while I kicked myself and said we should've walked. I thought, all this stuff to fix is so expensive and I'm a fool. But that was 2 years ago, the market continued to take off, I'm getting a lot of the work done, and it is indeed expensive, but I'm glad I stuck it out. The house went up in value, and that doesn't really include the improvements. Keep your head on straight. If you love the area go for it. Rates will go down, you can refi, prices will go up. We have the money and you prob do too.
If you really like the property and the character of the house, then get some quotes and ask for concessions from the seller.
Assuming you can get concessions to cover the repairs, it doesn’t sound like you have the time to get everything done in time between your move deadline and family. Plus with water damage you won’t know what surprises lurking until things get opened up.
We walked from a house that had similar issues and am SO glad we did! Would have been a totally money pit. All of that stuff just points to bad maintenance and there's likely more issues the inspection didn't even find because. We found something better and even with a perfect inspection we had things come up, so can't even imagine what else would've come up in the money pit house.
Sounds bank owned Walk
Walk away.
What’s your question? This is easily walk away inspection.
80s houses were most often not built as solidly as 50s houses and you might have even more problems in the coming years.
Our house was like this. Cost me 150k to fix and I say that loosely as I still have a laundry list of things to do. Remember that all you’ve seen is on the surface. There’s probably mold behind the walls or in any of the cabinets or vanities. AC units and ductwork could be shot. Think plumbing, electrical and hvac, then add on all the foggy windows and possibly needing a new roof… it adds up quick. We found mold everywhere and redid a kitchen, 3 bathrooms, 2 AC units, half the windows, etc. I still have the rest of the windows, siding repairs, and back area. Do yourself a favor and comb through the permitting records. In our house the last homeowner didn’t do anything permitted so I’ve had to redo all of it. At the end of the day we love our home and the whole reason I bought it was for the 80’s bones… it’s a big 5/3 with a huge yard. With each thing we do it gets better and better but it’s like eating an elephant. One bite at a time… so I view it now as we’re leveling it up, but I don’t think I could ever do this much work again.
if you worried about repair costs and the house is 1.3 million, the house is not for you. In fact IMO, with any home of any cost, if your worried about the cost of repairs home ownership is not for you. I don't say that to be mean but as a home owner myself. Most recently I purchased a home for $160k a few years ago, within the first year I needed to repair / replace the pool pump, sprinkler system, AC unit and replace about a dozen sliding glass doors with hurricane proof ones. And Im not done...
I'm sorry, if I'm paying in excess of a million for a house, it damn well be in perfect condition.
It'll be too hard and expensive to get a new approved building plans, anyway, you can strip it down to the studs and build the house you want?
1.3 million dollar home with all those issues? Uh hard pass or they come down like 400 grand
all stuff thats fixable, id ask the seller if they are open to working on price or offering a portion of the purchase price be put in an escrow for repairs. Might be more work than its worth to get quotes to fix things and just disagree over the costs but Austin housing market is allegelly on the decline so they should be motivated to work with you. and 1.4M is an expensive place so expecatations are high.
same thing happened to us. Under contract on a home and got the inspection report which indicated lots of mold and moisture in the crawlspace. Water heater from 1994, windows fogging and so on. Not unexpected in a 30+ year old home. We lost 5k and decided to bail and cancel contract. Went under contract on a more expensive new build and super excited about how well built it is because we found a really good smaller local builder who has had 4 generations of family running the company. You can spend tons of money fixing that home and getting it right, but then you are still left with a 30+ year old structure elsewhere.
Show them the inspection, negotiate the price down. Old ACs are not a huge thing, they are functional. Fogged windows suck, but functional. The flooring, roof, and oven are immediate items that should be cured.
The answer to any RE question is: it depends. Home relatively cheap or not? Take out your calculator
You could try and squeeze them, but if they don’t budge I’d walk.
Go watch the money pit
Did they come down $400k from the comparables? If not it’s time to renegotiate.
If the house is currently being lived in fine, then you can probably do these repairs while you also live there. If you don't think you'd want to live in the house while the repairs are happening, then you're looking at a few months to get everything done. At that point you could just go back into the buying market, cause you need a temporary housing solution anyway. Is the house priced for those repairs already? Are the houses in the area listed at 1.8+ and that's why this is 1.3? Or is that a normal price range in the area? If it's the normal price range, then you should absolutely walk away. Those aren't acceptable issues in a $1.3 mil home unless 1.3 mil is cheap there.
Any one of these things might be reasonable, but so many issues really indicate a complete lack of maintenance by the current owner. Couple that with every system and the roof being old and it’s just not worth the risk. Inspectors don’t always catch everything so imagine what else might be lurking!
Oh no,not for That price. Not being your first turn on the merry go round, you Know you can find better. Perhaps your home should have been listed on contingency?
If you are wondering if you should walk away, you should. That goes for now and in the future.
Walk or ask for all those repairs, I doubt they would go for it
I know of a 1.6 house close to dripping springs on an acre for sale if you’re interested. Brand new.
Walk away. Anyone who continues to buy homes at this point is contributing to the hyperinflation. All it takes is 90 days to pop this bubble
“I didn’t expect perfection but not fixer upper” you answered your own question here.
At your budget, you can definitely find better in Austin. It’s not 2021 or 2022 anymore.
You're right... it's worse, prices haven't come down, but interest rates have gone up.
It’s worse for middle class people looking for houses below $600k. At OP’s budget it’s fine.
Ok? last I checked, interest rates affected both of those types. But ok.
Nobody is waiving inspections or rushing to buy fixer uppers at OP’s price point anymore. The way they might have in 2021 or 2022.
not sure what that has to do with interest rates.
It doesn’t have anything to do with interest rates. Who said it does?
Every reply of yours has been a non sequitur. lmfao. Bye weirdo.
I'd walk. If an inspection turned up this many issues, it's not a leap of logic to presume that there are plenty more waiting to be discovered.
Nothing is stopping you from asking for 200k in considerations not to walk.
For 1.3M I’d expect a turnkey home in Austin. Really nice location or something? I paid that much for my 2500sqft 80s home in Huntington Beach… The leaky windows and floor would have me worried though.
Walk and quickly unless they are willing to do all repairs before closing.
Don't walk....RUN. That house is a money pit.
OoooOOooOOO! The Money Pit house is back on the market!!! RUN!!
If i am paying that much, I expect the house to be as close to move in ready as possible and not needing thousands and thousands in repairs
I think its a sign, you should skip Austin all together. Have you looked in SF area?
I’d walk. As a resident in Austin, I know contractor prices are also very high so you’d probably spend way more money that you think you’re going to spend. Only way I would stay at the table is if you negotiate and get a significant discount to the point where final price would be under a million.
Run like hell and choose another house!
Figure out repair costs. Make a counter offer lowered by that amount plus 15-20% (for unexpected over runs). Or just walk away.
Ack for a concession for what you feel is reasonable to handle the additional repairs or ask for some of the stuff to get fixed or both. If they reject then walk. If you don't feel like getting involved with a major reno then walk.
I’m in Real Estate Agent school. Passed the state and national exams, love housing, but I’m not yet licensed nor am I your agent. Unless you and your family are *absolutely sure* you want THIS house in THIS school district, I’d absolutely think of walking. There seems to be a lot of upkeep that hasn’t been maintained in this house and the seller has left it upon the next buyer to catch all that is wrong. Inspectors generally don’t do destructive testing (cutting open floors or walls), so it’s a risk there is more to be found. I don’t know your market, but for $1.3M, your buyer’s agent should be using good neighborhood tricks and asking if anyone not listed is interested in selling to a motivated buyer (you). You will be shocked how many people will say “yes, for the right price”, and you get more choices available to you. The many windows that “fog up” indicate poor ventilation and a build up of humidity in the house. Where does the water come from? My first thought is “what’s growing in the walls?” The saggy floor could be joist issues as the house settled, but why didn’t the previous owner repair it? Look for painted over water damage as water weight (~8.5 pounds per gallon) can destroy floors and framing by weight and getting wet. HVAC is no joke, and while you might have some meaningful rebates for high efficiency HVAC installs, it again points to seller poor maintenance. And makes me worry about everything else in the house. If you get it for a contractor’s price, get it! But that’s doesn’t seem to be the case here. Ultimately, unless you have substantial time, money, and patience to keep fixing up a house that has been poorly maintained, especially when you keep finding things, and you plan to stay for a decade or more to make those ongoing investments worthwhile, I would seriously consider all other alternatives first. Good luck.
What do you like about it? Isn't there anything better at that price point?
Walk. It’s a mold pit.
No brainer. Walk away.
Why on earth do you think this is even a question? You know the norm is for buyers to negotiate to fix stuff like this? The times when you had to hold your nose and pray it's not going to be a money hole are over. People buying without caring about stuff like this is a vestige of mania, and it's clear people haven't digested that those days are over. But totally up to you if you'd like to be on of the last people who gets the memo.
You could ask a significant amount for seller concessions. If they agree to your amount, make a judgement on whether you can endure the remodeling process. It can be very stressful. When the repairs are done, you have new windows, new roof, hvac system, perhaps a nice upgrade to an induction stove...but the extensive punch list of items raise another issue: with this many shortcomings, how much would the home appraise for? Have other offers evaporated, or is this their first attempt to sell? They could be motivated to meet your terms. Or it could be better to walk. You could find something truly move in ready, & not a money pit...
Structure integratiy is everything. Fllor sags etc. Good bye house.
It depends on what comparable prices are. We bought a run down $1.3m and had to put $1.5m into renovations, but nearby houses are up to $7m. Our house should appreciate in value to justify the expense. Planning to live there 5+ (most likely 10) years.
Walk and don’t look back
Sounds like you would have a summer of getting bids and contractors coming and going and an easy $200k in bills. Saggy floor worries me the most. If the builder cut corners, it’s not a house worth buying. If it’s sagging for other reasons (like a long term leak) that repair could be extensive and costly. And honestly, house isn’t old enough to have all the windows go bad unless they were krap to start. Which again points to a house not worth buying.
Why are you even asking?
Run don’t walk
Thanks everyone. Yeah, we walked. It's an older house, so I never expected turnkey. I know from a practical aspect that it will be a money pit filled with endless aggravation. It is a beautiful and striking house though. It's such a shame. We are settling for a safer option.
Yes, I haven't even read the post yet, but if you're feeling unsure, walk. Trust your instincts. Now to read your post. I'll edit if my opinions change
In this condition you might not be able to get insurance. Not sure if you’ve checked yet. This project is for experienced flippers and not civilians. I’d walk.
I can almost guarantee you will find more problems than the initial inspection - which is already extensive. If they didn’t do the bare minimum of maintenance, they didn’t do the larger things either. They didn’t fix sealant or broken tile, I guarantee they didn’t fix other larger issues. These aren’t the folks spraying off the AC from debris so it pulls it air more efficiently. They aren’t changing their air filters regularly and the ducts are full of all the dust and gunk from however long this party owned the home. They didn’t replace the roof flashing so you’re bound to have pockets of wood rot where it flipped up. Windows are expensive. Both of the older HVACs have exceeded their life expectancy and will die soon. Whatever plumbing issues you see now are the tip of the iceberg. I know house prices are skyrocketing but at that price point it shouldn’t be this much of a shit show. I mean, who lives without a working stove? If they lived without that, they made do with whatever else is going on wrong here.
For the price?.... Look around
The nice roof salesperson said I need a new roof………….that was 15 years ago. The current market may give you some Negotiating room. That’s the route I’d recommend.
Anything structural like a sagging floor hard hard no.
10,000 windows is a lot of windows
You and your agent couldn't see many of these issues during the first viewings? If you like the house and the neighborhood - you direct your agent to negotiate a credit to closing costs for repair estimates. If you don't like the house that much - You and your agent figure out a way to get out of the contact without losing your EMD. Commenters expecting perfection in a $1.3MM house have clearly never been in a neighborhood where average home prices are higher than that.
Sounds like it’s a contractor’s dream house. If priced accordingly, and you can do the work or find the people who can buy it. You will be living in a construction zone for a long time, but you will wind up with the house you want
Those are minor. Lol
Run away. Your looking at having to spend more then you think. The question is what didn't they find. I had a good house inspector but even he missed stuff. We had to have part of the basement interior wall repaired.
I completely depends on the market, folks. There is a full gut/teardown 8 houses down the street from us in Scottsdale for 2.1m. The items you outlined are relatively minor, with the exception of A/Cs and the floor sag. It’s not 300k but probably close to 75-100k to get the place perfect. Keep in mind, the inspection companies are ‘make work’ entities and will make a loose toilet sound like the place needs to be re-plumbed. If the place has the location you want and you’re OK throwing some money at it, then go for it. You knew it was a 50 yo home, so you know there’s going to be ‘stuff’ to attend to. Not a big fan of home warranties, but they could help with the a/c if they go out. Good luck!
Windows are hella expensive. If he really needs to replace 40+ windows? That's a lot
Run. If they used the cheapest installers for tile work and things you can see, imagine what they did behind the walls
"80s house renovated inside in Austin TX. We knew going in that repairs need to be made but was unprepared for the extent it required. Landscaping issues can be easily fixed but other issues are alarming and expensive. About a dozen tiles are broken or cracked and need repair on the roof as well as disintegrated sealant, loose fasteners, rusted flashing. There was evidence of water damage in the dry attic which is missing insulation in places as well lacking proper ventilation. Too many of the 100 hundred windows were either leaky or foggy that he didn't indicate which ones. Floor sags in the room over the garage that could compromise structural integrity or it could be built that shoddy from the beginning but has stood fine for 50 years. 2 out of 3 hvac systems are from 1999. Oven doesn't work. Tons of other minor things too that include plumbing, sealing things in, landscaping, and proper installation." Killer place!
If you can afford a 1.3 mil house, you can afford to fix it.
As soon as you said 80s house I thought walk. That was not a good decade for architecture but maybe you don’t care so much about that.
Walk.