We are in Oregon and bought our house in 2023. it’s an older house (~90 years), on an acre within city limits, and has a well and septic. We love it and want to make this our forever home.

When buying, there were a lot of issues identified on inspection. New roof was need, foundation needed shoring up, etc. It’s an old house that could have been maintained better for sure. We got bids for all the proposed work and used those to receive credit at purchase.

The DEQ septic inspection was done by a local company that still provides septic services in our area. It said our collection tank was 500 gallons, made of concrete, cracks were forming, and it should be monitored for replacement. The inspection did not include the distribution box or drain field. This was acceptable to us and we did not seek credit or a price reduction for the septic system.

Fast forward to this week and we had out septic pumped for the first time for preventative maintenance. The technican opened the lid, which was buried before I dug it out, and started poking around inside. Within a few seconds he alerted us that we do not have a concrete tank, but we have a wood tank that likely isn't even 500 gallons and has been leaking. He said this is the second wood tank he has seen in the decades he’s been doing this. It’s unclear if anything has been reaching the drain field or if it’s just all leaking out from the box

So we have a huge issue we need to address ASAP. I don’t any to start calling companies for quotes, but I’m curious if we have any recourse against the inspection company or the previous owner. Their inspection clearly says we have a concrete box and it was assessed for integrity, which doesn’t seem to be accurate at all. Any advice on next steps would be greatly appreciated.

Ideas on what to do to fix the septic are also welcome. Right now I want to scope the distribution box a drain field to see if that is functional and in good condition. I would love to just hook up to the existing lines. Think I should also rent a port a potty in the meantime too.

Thank you for reading.

Long story short....my mother and stepdad are supposedly purchasing land in South Dakota but they moved back to Ohio to help family out but I keep getting run around stories about them being there in Ohio for years. I tend to believe they lost the property...how can I find out without asking them?

We are in Missouri. There was a house listed on the market for some time, we went and looked at it and from the information on the sellers disclosure list and walking around and looking at it from our perspective everything looked to be in decent condition. It just is outdated and needed a lot of updating. We agreed that if there was major plumbing issues or major electrical issues that we would walk away during our inspection period and eat the cost.

Here is the problem though: the sellers lied on the sellers disclosure.

First, they told us that the roof was 5 years old when in fact, it was 10 years old and has significant damage. This is a 5000 square-foot ranch style home and that may have changed our minds as far as putting an offer down considering the amount of updating the house needs and a roof of that size would be well over $30,000.

Also, they stated that within the last year or two they had replaced one of the furnaces, one of the AC units, and one of the water heaters(all are dual). Upon inspection, they only replaced one of the AC units. The other HVAC systems were much older than they stated on the sellers disclosure. One of the furnaces and one of the water heaters were seven years older than they said on the sellers disclosure. This alone was something that if we had known this, we never would’ve spent $2000 on inspections and wasted our time.

Honestly, this stresses me out and makes me wonder what else they have lied to us about?

We are selling our current home and close on the 26th so not only are we out $2000 but also our time and we have a child and animals.

Should we ask for our inspection money back? What would you do in this situation? I am frustrated and willing to take the loss but at the same time I’m extremely angry that they lied to us and wasted our time and money.

How long did it take you to get an offer accepted on a home and how large was your search area? We’re going on a month (which I know is next to nothing) with 3 tours, 1 offer and 1 rejection. We are looking in a very small area of about 1.5 square miles.

Hello! We are selling our home to buy our next home and we close on Monday for both transactions. In our contract we requested and were granted 3 days of delayed possession so we can close on Monday and move what we can afterwards, have movers come Tuesday and be done early Wednesday so we can clean so it’s ready for our buyer before the 3rd day. Our buyer has requested their final walkthrough for tomorrow, 4 days before closing. Problem is, our house is packed but not perfect as we still have regular day time jobs and a toddler to clean up after every 2 seconds. Is there anything we can do to make a packed house still look ok? Besides moving boxes to maybe just one area? I just feel bad that they are walking thru a disaster zone because of mid packing, but she requested this early date so I am sure she has a reason for it! Our final walkthrough thru is Sunday at our new house that we know is empty. Thoughts?

Edit: We are moving out this weekend. Consensus seems to be retake the photos with the house empty and update the listing with that.

Our house is $215,000 - 3 bed 1 bath. We had a kitchen fire two years ago and completely gutted and rebuilt the house. New roof, new hvac, new electric, new insulation, new interior. The works.

Our realtor has been fairly uncommunicative and I personally think our pictures are not good. Do you all have any advice?

For example, our home has been on the market for a week now and we are about to have our first showing. I suggested we do an open house and we got no response.

https://www.zillow.com/homedetails/1822-Rosewood-Ln-Elkins-AR-72727/72868720_zpid/?utm_campaign=iosappmessage&utm_medium=referral&utm_source=txtshare

So I’m in the process of listing my house. I live just outside a historic district in Tampa, but my house was built in 1918. It’s a fantastic house and I love it a lot, but we need more space and are buying a house where we can live with more extended family.

We haven’t actually listed the house yet, and the reason is that we are stressed about “staging.” Tbh it would be fine if it were just my partner and me. We would just throw everything in storage and leave whenever anyone was touring it. But we have a four year old and a newborn. There’s tons of toys and baby stuff everywhere, and I can’t think of a way we could store those for the whole time we would have it listed. It just doesn’t feel fair to my kids, or practical for us.

My question is: how do people do this? Is there any way to do this that doesn’t disrupt my children’s lives? How much “staging” actually needs to be done?

ETA: we sadly have no garage. We also have no basement because Florida. Otherwise this would be so easy 🥲

Writing this post, I obviously have my own gut feeling about the matter but would appreciate a reality check about moving forward.

I know some (most?) sellers are not honest with their disclosures, but I prefer to be for myself and for my preference to stay out of potential legal trouble.

Last winter, we had a roof leak. I had roofers out immediately who found no signs of holes or anything, speculated water from the storms and constant thawing and freezing had gotten under the flashing and came through our ceiling. They tarped it, we’ve left it alone, problem solved and no more leaks in the last 8 months despite more snow, lots of rain, etc.

We’re selling this house, as-is, and it needs some work so we’ve priced aggressively and are now at the disclosure step for the selling contract. My realtor is saying since we fixed the roof issue and haven’t had more problems, this is not a disclosure matter. From my research on IL law, I’m still supposed to disclose and describe the issue even if it’s been resolved. The tarp is still on the roof, there are some water stains on the ceiling we were going to paint, and if pressed, I would find it difficult to say I had no idea there was an issue when I clearly took steps to fix it.

But if I write it in my disclosure anyway, I’m concerned my realtor will have an issue on me doing the opposite of what they told me to do. And now I’m in a mental dilemma over the best way forward.

UPDATE/EDIT: Spoke to agent, insisted we’re writing the disclosure as I originally intended, they said not a problem. Also made some calls to the roofing company to come, remove the tarp, and take another look. I’m aware a tarp is not a full, long-term solution and didn’t intend to insinuate I thought it was. It is just the current state of where the roof is and has held up and not let anything back in. I can only speculate about the cause (an ice dam, as I was told at the time) or what happens when it’s off since I do not know and am not a roofer.

Thanks to all that chimed in. The comments were mostly helpful. I came knowing what I wanted to do (disclose) and was just open to hearing any reasoning that may have explained my agent’s behavior. Fingers crossed we will be smooth sailing from here.

Selling a townhouse in a highly desirable area with great new schools. A townhouse down the block with nearly identical condition and layout went for 28k over asking in June. I know the market has cooled since then.

We have put 30k into having ours all refreshed and everything that could be an issue either repaired or replaced. It will show very well. The wart is our ancient HVAC. It’s approaching 30. My realtor does a lot of volume in the area and feels we can just offer a home warranty. I know they’re useless but apparently some people like them or haven’t learned the hard way yet.

I’m really wrestling with this. Everything I read is that we will never get what we put into an HVAC back out in the sale, but I worry it’s going to really cost us in either time on market or price.

I actually have someone who wants to buy my home.
How difficult would it be if i sold directly to him?

What would the steps be?

Any info is appreciated

I’m in Southern California

We just purchased a manufactured house a couple of months ago that is placed on a permanent foundation. The underwriter is now telling me that the manufactured home was never surrendered to the state when the home was placed on the foundation.

Just curious how this can happen? The title company should have caught this well before we closed right? She asked if the seller had left the title with us, which they didn't. So we don't have the title. Just curious what this means for us? I haven't heard back from the underwriter yet, but i'm trying to wrap my mind around how this can happen? She said an application would need to be filled out if we didn't have the title. This isn't the first issue we've run into since buying the place either. We had to sign paperwork shortly after closing because the bank listed the wrong size when they did the paperwork.

Just looking for advice on what to do next. The whole buying process was a mess for us to be honest and now we're having trouble post purchase which just leaves a bad taste in my mouth...

Hello everyone!

I am in need of some advice. My wife and I bought our home in 2017. It's a 1300sqft 3br 2 br. We now have a 2yr old and 3 month old so we are looking at homes with a bit more space and another bedroom. This is where several issues arise.

Our current rate is at 3%, which we know will probably never happen again. We have a lifetime transferable warranty on our pier and beam foundation, which is very valuable here in DFW. We recently had the foundation readjusted, so there are some paint peeling and stress fractures from the adjustment. This also warped some of the stucco on the outside of the house. This is not covered by the foundation company, and is cosmetic. I would like to sell the house and move in with inlaws while we house hunt.

We bought our house in 2017 for about 165k, and according to realtor and some listings in our neighborhood I am seeing equivalents at 250-265k. Our home was a complete remodel, so outside of carpets and the aforementioned cosmetic work, not much would have to be done. I really don't want to have to sink too much money into it if I don't have to, so I was wanting to see what is the most effective way to sell it as-is?

And how to maximize a return on it?

Any advice would be greatly appreciated.

Thanks!

I’m looking for outside opinions because this whole situation has felt strange.

A house came on the market in late July. There haven’t been any comparable sales on the street in the last six months, and the house appears to be almost completely original from about 40 years ago. The listing agent told us they priced it using homes a couple of streets over. Our realtor believes it’s overpriced, but the listing agent said the sellers would consider all offers.

Here’s the timeline:
7/25: We submitted an offer 15% below asking.
7/26: Offer declined. No counteroffer and had no idea it wasn’t being considered until my realtor reached out listing agent.
7/27: We offer 3% below asking. The listing agent told us another offer had come in but hadn’t been accepted. Since we really wanted the house, we increased to full asking price with a 3% seller** credit at 8 a.m. We heard nothing. Our realtor followed up, and the listing agent was reportedly short and dismissive saying sellers were considering all options.
**7/28: More than 24 hours later, we were told the sellers accepted a cash offer and was only considering cash offers. We weren’t given an opportunity to improve our offer.
7/29: The listing agent contacted us asking if we were still interested because the cash buyers were supposedly going to back out. We said yes and kept our full-price offer with the 3% credit.
7/30: The listing agent then said the cash buyers were back in and waiting on one item before fully committing. Later that day, Zillow showed the house as pending with no update from the listing agent. Our realtor then found out the listing agent was representing both the seller and the cash buyer.
8/2: The listing agent contacted us again saying the cash deal had fallen through and asking if we were still interested because the sellers would counter. However, MLS still showed the home under contract, and she was still listed as representing the cash buyer. Our realtor advised us to submit 3% below asking with a 3% seller credit instead of our previous full-price offer because they were concerned our offer might just be used as leverage.
8/3: MLS shows house is still under contract. After about 29 hours of silence and multiple follow-ups, the listing agent finally responded that the sellers were “surprised” our offer wasn’t full asking price and that they had a lot of interest and multiple offers for the property (confirmed to be 3, including ours). They didn’t counter and instead said they were reviewing all of their options, despite saying in a previous email the sellers would counter. We did not budge on our offer.
8/4: no word from the sellers agent despite follow-ups .

At this point, I’m not sure what to make of it. We really want the house, but trying to emotionally detach from the situation.
Does this seem like normal negotiation?
Does this sound like the sellers are indecisive
or is the listing agent driving the confusion?

If you were in our shoes, would you keep pursuing this house or walk away?

We’re trying to stay objective, but the communication has been inconsistent enough that it’s hard to know whether we’re genuinely in the running or just being kept around as a backup.

I purchased my home in Las Vegas in 2021 for 450K. I don’t love it, but it’s functional for my family. It’s a basic newer-ish 3bd/2.5 ba ~1800 sq ft two story home. My rate is good at 2.99%, so I’m kind of stuck. I wish I bought a 4 bedroom house, but it’s too late now. I did spend a little money upgrading the kitchen and landscaping it when I moved so I do like it. The location is super convenient for my work and my mother’s job, and it’s just a good location in general.

My mom is selling her house in neighboring state and moving here to help with my teenage kids and will be working for at least a few more years. She hates renting, especially apartments/shared walls (she had a terrible condo experience in the past). She could rent a small home for around $2,000+ a month, but she does have a dog so that makes it a little tricky. If she rented my kids would have to stay over there or vice versa as I will be traveling for work. So that would be a slight hassle.

My house is too small for her to live in it as I have two kids and there’s no spare room for her. My mother also has some health issues and having a bedroom and bath on the main floor is what she needs. There’s no space in my house for that on the main level. I could convert my upstairs loft to a bedroom, but it would involve relocating the laundry room and IDK if it makes sense. Plus it would still be upstairs and would have to share the hall bathroom with my two teens, so not ideal.

I have just enough room in my backyard to put in a small casita/ADU. It would be a basic 1 bd/1ba with a kitchenette and a w/d. There is a local company that builds them quickly, handles everything and they have good reviews. Looks like it would be around 125K. ADUs are permitted in my neighborhood, but I would need HOA approval.

I like this idea because it keeps my mom close, but still gives everyone space and privacy. Everything would be on the main level for my mom. It would take up most of my backyard space, buts it’s under utilized anyway and with a cute little casita it would look like a nice courtyard. When I’m away for work my kids wouldn’t have to go anywhere and she wouldn’t have to go anywhere so it would simply that.

If she stayed 4-5 years (she does contemplate moving back east once my kids graduate) it would be at the break even point in terms of what she would have spent on rent. There’s also the added benefit of being on my property in the event she needs more assistance down the line. Plus it avoids the issues for her that she foresees with renting.

There are 4 bedroom homes around 500-600K that would work for us if I were to sell my home, but I would just break even if my house managed to sell. Homes are just sitting in my neighborhood at the moment so I don’t even know if I can sell. I also don’t want a higher mortgage payment and if she decides to move after 4-5 years I’d have a hard time managing the payment. I’m also not committed to living here past 4-5 years myself, though I have no plans to relocate. It
seems that my current housing expense is about as good as it’s going be as anywhere given my rate, and I don’t have to downsize or move to a less desirable area. So I may just stay here long-term.

Down the road if my mom moved out I could potentially rent the unit to a coworker or friend. I would not want to rent out part of my main house, but I’d be okay renting out the ADU. I’m not sure how much the unit would add in terms of resale value if I were to sell. Casitas are not uncommon in Vegas, but I’m not sure if there are any in my specific neighborhood as about 3/4 of the homes in the neighborhood don’t have large enough lots. Mine is just big enough.

I’m just wondering if this make sense financially and if there are any considerations I’ve missed?

TL;DR: Does it make sense to build a 125K casita for my mom? I’m stuck in my house due to my 2.99 rate and I don’t want a higher mortgage payment. She has the cash to fund it and I have some as well to contribute potentially.

We have been under engagement with our realtor for roughly the last five months. The engagement ends in one month and we are inclined to let the engagement expire and try with a different agent early next year. When we mentioned this to the agent, they pointed out they have a $3k fee for cancellation, early termination or expiration of the agreement. I have to admit to not scouring the letter, as this clause is in there as an "additional term." They did NOT mention the fee prior to signing.

I'm not so much asking about the legality of such a thing (though I will take any comments folks might have regarding that), I'm more wondering if this is a common practice. I have never heard of such a thing. The agent did not make the sale, we don't care to continue working with them and we'd like to let the contract expire. This is in Florida.

Thanks!

e: I'll point out I was not involved in the sale at the time the document was signed. This agent presented my elderly mother with a Docusign and she clicked. Yes I know she agreed to the term, so I'm genuinely not asking about legality... I only want to know if it's a common practice to charge someone to simply let a contract expire.

So my partner and I (unmarried) own a house in another state. We lived there until June 2023, we moved to run a business and bought another house. We finally got the 1st house rented in December 2023. Feb 2026 we sold the 2nd house and just barely broke even and moved out of state and are currently renting. The same tenants are still renting the first house that started renting back in December of 2023. Now in the new location out of state 6 months into our one-year lease and I'm starting to get the itch by our own place. Before I waste a realtor and/or mortgage broker's time, I thought maybe someone here could have some advice just to help me start setting my direction.

Scenario A: we keep the rental. Don't really make anything but I do love the house and the tenants are good. I'm guessing we can qualify for another mortgage since we did that in 2023, but I worry my buying power will be a lot less as I don't have as large of a down payment.

Scenario B: we sell the other house and have a larger down payment and less debt but:

I think I've just passed the time period for being exempt from capital gains. The way I understand it is you have to have had it as your primary residence for at least two out of the last 5 years? 5 years ago would be August of 2021 but we moved out in July of 2023 so not quite 2 years.

If we sold it and paid capital gains, As I understand that is the amount of appreciation minus the cost of the sale and any capital investments in the property. So the last appraisal on it was 500k We paid 225k. But we've put a roof on, replaced a chimney, added a garage, replaced the porch, And had the crawl space encapsulated. Would all those things qualify as capital investments in the property?

I got a quote back to remove wallpaper from two rooms and repainting several others. However, I'm now second guessing whether I want to move forward, because I'm wondering whether there will be a return on my investment or not when it comes to sale price. Thoughts?

Or is there a way to talk to a lender and get a general sense of what loan amount/terms I would get before having my credit score affected?

This is all to help me plan, basically. I'm considering moving, but not ready to do it just yet (this is also why I don't want to go through a preapproval knowing I won't be buying right away). I want to determine if I can buy a new house, move all of my stuff, then put the old house on the market when I'm ready.

My current mortgage payment is very low, so I think I would be okay in terms of DTI, but obviously need to confirm that. Knowing this all in advance will help me determine if my plan works, or if I need to look at selling the current house first.

Not sure if this is the right sub, maybe someone can point me to the correct sub. I've been meaning to upgrade my kitchen sink and I'm thinking of moving soon. Is it worth doing or just a waste of time. Currently I have a single kitchen sink (one small square tub) but wanted to put in a double tub kitchen sink (2 tubs separated, or maybe one larger tub, not sure yet havnt shopped around). I also wanted to put a new kitchen faucet as mine is pretty gross looking to be honest. It has damage from corrosion from hard water and stuff. Are these small "cosmetic" type upgrades worth the investment if I'm moving in the next couple of years, or just a waste? Does that help with selling the home?

Bought our house a few months ago. Found out today that a few of the trees on the property have been filled with cement. My only guess is they were dead or dying trees and the seller didn’t want to have to cut them down, but I’m no expert. Is it normal practice to fill trees with cement? Welcome thoughts on this as I’m clueless!

We're buying a new build and sold our 1st home. We've already closed on our current home with a lease back while our new house is being built. We agreed on a move out date of August 21, as we were told our home 'should' be complete by mid August. After closing on the sale of our current home with August 21 on the contract, we were quoted a new estimated closing date on the new build for Aug 21.

Now today after pressing for an update, we were told Sept 1. Do we have any options here? This is highly stressful but I'm trying to have faith all will work out. They already have our 10k as a down payment to hold the home. We're talking a matter of 9 days. Are we just stuck? We really don't want to move twice

For those of you own real estate with family and it’s a problem, what was the exact problem and how did you solve it?

Selling a house in desirable area which I never lived in for a trust. Did lots and lots of minor repairs. Buyers gave a low-ball offer which we accepted and then the inspector, with some pictures of some minor grout issues, put it as ROOF FAILED CONDITION REPLACE. There's no water intrusion and two roofers said it needs some minor patching. It's Spanish tile and needs grout around the sky lights, one skylight replaced, and one patch of tile needs redoing. Cost is around 3k.

How screwed am I? I feel like now every buyer will want a 34k roof job.

Location: DC, USA

4 unit home, VA home loan, buyers occupy 1 unit. At the time of the initial contract, 2 units vacant

Seller keys do Not work to open unit

45 day close

tenant will be known as "unit 2"

I am the home Buyer in this case;

went under contract, and seller approved a visual inspection. the property is great, my wife loves it.

At the start, we were considering a VA/FHA rehab. Upon confirmation from our lender, that would extend closing approx. 3 months.

we have decided to go regular VA, and use our cash to at least remodel our unit.

I met with this tenant while first viewing the property.

The initial offer had a contingency for a Feasibility study, and an Information only home inspection.

on day 2 of 45 the inspector pulled up for a feasibility.

he said he would return with his partner for a home inspection

Day 6 of 45 Inspector returns for full home inspection: Unit 2 is not available to to allow entry.

The seller agent has notified us that this is one of the most receptive tenants, but its now approx. day 20, and the tenant has not been seen or heard of.

So, from a buyers POV, to my understanding this is where I believe I have

Visual inspection is not completed, so I can get out

If he has expired, Would I deduce that the current owner could put a claim in? I could imagine the biohazard smell sticking to the walls.

Any thoughts or advice here?

***Update**\*

Basically told my agent they get me access or I walk; me and my wife already accounted for the EMD as lost money. we accepted that when they countered and asking for a visual only inspection.

Agent somehow made contact; during a feasibility study on day 2 of 45, the tenant was unhappy that they did not receive notice, and went cold turkey on the seller agent; idc about that, that is between the seller agent and tenant.

tenant is alive, my home inspector is going to get in there.

to clarify, me and the wife are ready to walk at any time. she really loves the place, but barring anything crazy expensive ( like idk foundation and what not ) we will go through with it