Greg Fishman

Yes it is, especially if you might live or work above the garage area. In our home the old garage door opener would have woke our baby. The new one it is barely audible. Not that much more expensive than the Sears or equivalent model, I think ours was $300 including install. Marantec only sells through dealers not directly to the retail customer.

Greg Fishman

I wondered that too. My guess is you are pretty much guaranteed a level platform where a concrete pad can settle and move over time. AC units don't like to be on a less than level platform.

AOW162435

+1

Andreas

Berkley

Andreas is offering good advice about your roof issue...

Real Estate Contracts by state law specify what a defect is.....usually it involve a latent defect or flaw not visible to the potential buyer....the purchase contract allows for a inspection and or secondary inspections.....the buyer via an addendum to the purchase contract can request that a defect be repaired......

If your roof is defective rather than just being older...you can opt to repair on your nickle, offer a credit at closing, negotiate or refuse....of course, if the latter , the buyer can normally walk with their deposit.......

If your buyer just wishes he had a new roof ( and your roof is truly not defective and was not misrepresented in the offering) then he can replace after he closes....Is this a case of buyer's remorse?

Buyers are more leary in this market....but a contract for specific performance is just that..... a good experienced real estate broker and or agent can guide you....if they are on both sides of the deal....get some unbiased advice

AOW162435

Should say "buyer"


Steve,
Give me a ring tomorrow if you want some thoughts regarding the home inspection on your present home. As always, free of charge.

Andreas

Steve 96C4S

Thx folks. I wish it was merely a case of the buyer wanting a new roof... the home inspection says "The roof is at the end of it's useful life. Cracking and clawing of shingles are the result of long term weathering and an advanced shingle age. Felts are showing through. Anticipate the need to replace the roof covering soon. The roof should be replaced before it begins leaking to avoid unnecessary water damage. A licensed roofing contractor should be called to make furthur evaluation and repairs as needed."

It's a 20 year roof and it's 20 years old. They're asking for 1/2 the cost of a roof replacement which should be around $8k (1/2 of about $16k at the most) or so. Dang... that's the cost of a top end rebuild plus some mods on my car. Oh well... I guess it's just the cost of selling your 20 year old home sometimes. We don't want to lose these buyers... we can't afford to. The seller just accepted our contract on the "new" home we like so it's time to "get out of dodge".

The Marantec garage door sounds like the way to go after checking out the link you sent me, Greg. I'm excited to contact a local dealer and get one.

Steve R

Berkley

Thanks Andreas...I fixed it....huh, the typo not Steve's roof

Land Jet

Good luck Steve. Hey I want to rent out that room. My Turbo would look good in the garage next to yours. {just kidding}

Berkley

Why don't you get a "licensed roof contractor" to pass judgement?....Everything I have seen on home inspection reports in the last five years has had a "CYA disclaimer" by the inspector..... Of course, unless the offending issue is so obvious that a blind man would cite the defect...... then they wax and wane so eloquently about the repair and estimated cost...Remember your buyer selected and paid the home inspector

I know you fear losing your buyer.....but $8,000 to $10,000 in after-tax dollars is not insignificant

Steve 96C4S

Berkeley,

Good point. Instead of getting estimates for replacing it we should be getting advice on if it's needed right now or not. Why would a roofer tell us it doesn't need to be replaced though? 20 year old roof, 20 years old. The thing is, our roofing company that did our vinyl wrapped trim last year said our roof was fine and didn't need to be replaced for a while... They're one of the ones that are coming out tomorrow as well as one of buyer's roofing estimator.

Steve R

AOW162435

Steve,
Berkley makes some really good points.

I deal with home inspectors all the time. Unfortunately, there are a ton of yahoos out there. They'll miss a 50-foot-wide sinkhole in the front yard, but will release flatus ad nauseum on the looming catastrophe that is a rubber washing machine supply hose.

Maddening, I say.

Andreas

Arrwin

Schweet!! Congrats!!!

GeoT3

You are absolutely correct. When I sold my last home I had a buyer's "inspector" inspect my roof from the street level! The dumb *** said my roof was unsafe to walk on... but I noticed he did not have a ladder either... what an jerk...

Steve, don't just give in to the buyer's demands unless you just want to be done with the house you are selling.

George

Steve 96C4S

We're having our own roof guy come out today to let us know if it's "defective" or not. Great advice.

Now, about that garage door opening system, the people at our local place
http://www.clozermaticdoor.com/

say that the Marantec of 5 years ago was problem free, but the newer ones suck as they're constantly needing repair. He HIGHLY recommended the Liftmatic 3280 belt drive as it's faster and just as quiet as the Marantec, but never needs repair. He dropped his price 15% from $438 to $372 for me. Same price as Sear's best one.

I think I'm going for it. We now have 30 days to move pending the home inspection. Really excited.

Steve R