What was my buyer trying to do?
My client was relocating from out of state with their child and wanted a home with character, in the location they'd chosen. They found it: a house built in the late 1800s. They wrote an offer contingent on the sale of the home they were leaving, and it was accepted. They were remote for the entire process, from inspection through closing.
What happened at the inspection?
I was at the inspection; my client was not. The inspector turned on the bathtub to check its drainage, and then we heard it: an active leak, water running through the walls. We went downstairs and found water coming from the upstairs bathtub into a finished basement, soaking the carpet.
We stopped the water, and I called the listing agent right away to tell them the property had an active leak.
How was the leak handled?
The seller repaired it, and the repair was more than a plumbing fix. It included flood-cutting the drywall, removing the carpet, repairing the plumbing, drying everything out, replacing the drywall, refinishing, repainting, and then rechecking for mold. The mold recheck came back clear.
What about the sewer?
The same inspection found that the sewer line had failed. On a house this age, that's a big, complicated repair, and after watching water pour into the basement, my client didn't want to take on any more risk with this property.
We used the active-leak situation as leverage, and the seller agreed to a complete sewer repair: replacing the line from the house, where the original sewer was cast iron, all the way to the city main, including the section under the sidewalk.
The sewer contractor found the line had cracked. I tell clients that Portland's wet winters and dry summers are hard on old sewer lines, and that a sewer scope is worth it on almost every older home.
Was there anything else?
Yes. The inspection also turned up an HVAC issue, a separate finding from the water problems, and we negotiated an HVAC replacement too.
How did it turn out?
We closed about a week and a half later than originally planned, because the leak repair and drying took time. My client got the house they wanted, in the location they wanted, with the character they wanted, plus a new sewer line to the city main, an HVAC replacement and a remediated, mold-checked basement. They started their new life here with their child.
What would I tell another out-of-state buyer?
- Your agent should be at the inspection. If something goes wrong, you need someone in the room who can act that day.
- Get a sewer scope on any older Portland home. It costs a few hundred dollars. A failed line can cost thousands.
- One problem can create leverage for another. A seller who has just discovered an active leak is often more willing to address the next issue.
- Repairs take time. Build a little slack into your moving plans in case closing slips.
More on how I work with buyers who can't be here: buying a home in Portland while you're relocating. And if you're weighing older homes, start with my inner eastside guide.
Selling first and buying in person instead? Read this family's story.