help! this is complicated

I need recommendations and prices , if you can help Thanks !!! you can FM me as well

the home we are buying does not have the proper permits for an extension, a deck, and the windows need to be redone (they are too small)

1) has anyone hired a CO expediter? if so how much ?

2) we also need an architect to sketch our deck to give the plans to town.

3) 2 windows in the MBR need to be replaced ( larger) bc they are not up to code. any idea ( middle of the road window ) how much this would cost including installation?

any recommendations for general contractor? need for windows, removal of an A/C wall unit

This is TOB, and I'm sure they charge fees as well for filing and such

any input would be greatly appreciated !

Re: help! this is complicated

Shouldn't most of this be the homeowner's responsibilty to take care of before they sell?

What is your attorney doing about this? Are you actually going to close on the house without proper COs?

Re: help! this is complicated

our architect said to estimate $2000 per a window installed some cost more some less

also don't forget when making a window bigger - needs new framing and might need to fix siding

as for the sketch of the deck - you may be able to get that from a surveyor and that would cost less probably only around $200-300


not sure about the rest - but i would overestimate everything if you are escrowing the costs and closing this way - that is a major CO not to have

i would also worry about what other work is not up to code - we just redid a house all except one bathroom that the previous owner redid - and of course that was where we failed a plumbing inspection

Re: help! this is complicated

I would be looking to the sellers to be getting the bulk of this taken care of. Its not like if you guys walk away someone can buybit without fixing xyz. They should have all work done and foot the bill.

Re: help! this is complicated

we ran into this problem with our closing, it is the seller's responsibility to get CO's!!!! we needed the CO's for a fireplace and stairs leading from the basement to outside and we were quoted at $3,000 to do it.

Good luck

Re: help! this is complicated

you should not and probably can't handle most of these items

if the seller wants to sell, its their responsibilty to fix the items. you are not the only one who will face these issues, unless they get an all cash buyer. tell them you will take the house after all issues are resolved with windows, permits and cos

we bought a house that didn't have a co for the pool and a sunroom. we required them to file for it at their cost. they needed a survey and an expeidator and they paid for it all (we agreed to split the cost of the survey since our mortgage co would only accpet one that was 6 months old) but everything else was paid for by them to bring their home up to code.

Re: help! this is complicated

Unless this is an "as-is" sale this should all be taken care of by the sellers. They should be responsible for getting the CO's. As for the windows, if they aren't willing to take care of it, I think you should negotiate that into the price some how...

Re: help! this is complicated

Are you still closing with these issues? If not, I'm not sure that legally you can handle them.

I wouldn't make a move or spend a dime until you have a very thorough discussion with your attorney.

Re: help! this is complicated

This is absolutely not your responsibility. I don't even think a bank will give you the mortgage without the co's.

We had an expeditor when we sold, and she was about $1500 and then there were fees paid to the town.

Good Luck

Re: help! this is complicated

Technically, the seller doesn't have to get the CO, and you might find a lender who will not require it, but...
We're in a buyer's market now. You need to have a serious discussion with your attorney regarding these issues, and whether this is a situation you're walking into that could be detrimental to you.
If the deck doesn't meet code requirements, YOU will be stuck with paying all the costs necessary to remove it, or make it conform to code.
I am a Realtor, and I can tell you that too many people don't address these types of serious issues when they need too. It'll cost you in the end. Please step back and make sure your're comfortable with what you're doing and can handle any worst case scenarios.....Best of luck.

Re: help! this is complicated

Re: help! this is complicated

this happened to us when we were closing on our house. in our case the sellers didn't want to do anything and their REA and attorney didn't know anything. it was me and my REA who went to the buildings department and found out there were open permits for the dormer.

we contacted our atty who told us that we would "never close" but he still contacted sellers atty and told them they need to take care of this.

in the end it was DH and his friend who removed all the walls upstairs (the open permit was for the shell of the dormer) and the sellers hired a plumber to take out the bathroom before the town came to inspect.

Definitely talk to your attorney! Good luck!

Re: help! this is complicated

We were in a similar situation and the seller was responsible to get everything taken care of before closing. Have your lawyer add this to the contract... definitely NOT your responsibility!