That was a nice long inspection. Glad it went well.

Are you excited yet?

Looks like the house was meant to be yours Terri! They found very minimal things, congratulations!

very good news

Good news, Terri!! Time to start thinking about what will go where!!

I trying to think how large the windows were without going back to your other post...One pane, not a big deal.

It rained the day our inspector was at this house a year ago, maybe he would have realized the seal was failing in one of a 4-part garden window in the master but I hadn't seen it yet until that day when it was so wet out. The seller immediately agreed to allow a credit for it on closing, I don't believe she was aware of it either (she'd been pretty distracted for the better part of that year having a home built in another state).

Nothing else really came up...if there was a major structural or mechanical things wrong some where you'd have heard today I'm sure. Window is a quick fix, and if it didn't open and you wanted it to, you'd now have the opportunity to change that ;)

Glad for you that things went well. Owning your own home will be so nice.

This is on the stationary side of a smaller window beside the slider. Just the outer glass on it. We are pretty sure the lawn folks did it.

My sisters 'lawn folk' is good at that. Her DH, and many years past being a kid mowing grass. He's broken windows both front and back, twice each side mowing with their rider at their Maple Valley home - slow learner ;) Aim the side that shoots out grass, rocks, whatever, AWAY from the house.

I think I understand which window you mean, I looked back at your photos. It doesn't look like an especially expensive or involved replacement. While they don't have to, if you decide to call it to your sellers attention they might just have it fixed or allow you credit against your offer...hope so, I know when moving there are other directions you'd like for your start-up budget.

It's not, they'd replace the outside pane and have to add new gas.

We will ask for it and the chimney cap.
We won't use the fire place insert. But need to keep critters/weather out. (Husband refuses to use wood burning.)
We will put in a gas insert when we can. It's already plumbed for gas.

There were a few other even smaller things that we could easily fix ourselves..

Run a cable through the garage door springs, since they seem to be original to the house and don't last forever.

Wrap a bit of insulation on one of the heating duct runs. Replace smoke detectors. There are 5 in the house, but one or two were past their prime.

Ask the home inspector about the local Code regarding the smoke detectors. If Code requires them, the seller should be responsible for replacing them.

This brings back all of the fun of when Robert and I bought this home. The process went smoothly for us, too. I really like the process of purging, packing, and moving and love the decorating part of settling into a new home. I'm so happy for you, terri!

Good! So there's decent life left in the roof, mechanicals, appliances? No leaks or rot. Good water pressure, no plumbing or septic issues. Did you say this is an unincorporated area? Do you have to contribute to fire and police protection?

Lindsey, there is no code. There are recommendations. There are enough functioning detectors in the house to warrant safety.

Rhizo, I've been telling the boys for two weeks, that the state of their current rooms is unacceptable and that they should just take everything hanging in their closets and tucked in their drawers out and put in bags to donate..because it is clear the stuff they use regularly is all over their floors. Lol
We have the luxury of time, so I will take what I know I use daily, weekly, monthly. The rest will stay here, if I don't "run over" to get it in 3 month, I don't need it and will donate it.

Chisue,
Yes the roof is about 10-12 years old, new outlets in most of the house, room in the box for more breakers should they be needed, appliances are less than 10 years and high end.
Hot water (50 gallon tank), furnace good and has an electro static heppa filter. I'm told that is very good, and we just have to put it in the dishwasher to clean.
The house has zero odors. You don't smell anything, just clean. (In our quest we walked into some foul homes! Pet smells, old carpet, smoking, cooking.)

Plumbing is good, Septic system is gravitational with two drain fields. It will be pumped just before closing because it has a garbage disposal and the last tenants used it for everything. WE WILL NOT. I actually think we will remove it. I have no need for it. I compost my fruit and veg scraps. Boys know how to scrape plates into the trash. ;)

Emergency services are part of our yearly taxes. We have county, city and state that work very well together. Oh even military.

Sounds A-OK! I'm really happy for you and your family! (Hear you about boys' rooms; why do we have closets in their bedrooms anyway?)

When we built our current home I didn't want a disposal. Haven't missed it one bit. Once in a great while I have to put something very liquid down a toilet to be able to recycle its' container. I have a pull-out beside the sink that has two bins -- one for garbage and one for recycling.

Great news! I'm really excited for you! When is your move in date?

Matti, I think we have officially moved it ahead to the 30th. That should give the seller enough time to fix the little things.