HOME WARRANTIES
***Updated***
We had and inspection on 1941 Geddes in Ann Arbor, the seller is in Arizona, an elderly woman. Before the Realtor, who is also their neighbor left for her vacation she had the house winterized.
It is an older home and pipes run through the unheated underground garage. When we showed up for the inspection the water was off.
So we removed the contingency on the home inspection, “subject to the water being turned on to re-inspect before closing.
We arrived on the day of closing, with the inspector to re-inspect the water. The water was still not on.
So I called the Listing Agent and she said the Plumber was not able to get in to de-winterize the house, the day before because the door was locked. OK... how about a phone call? So we could delay closing or out of courtesy?
So we call and the plumber comes out in about an hour. Now a H2O tank has been drained and it takes time to fill it. So we waited, the water in the kitchen is getting hot.
The inspector checks the hot water tank, it is fairly new, no rust, no leaks. He notes this on his report, with the recommendation that the homeowners
Final observation: When we arrived the house had not been opened so the plumbers could de-winterize the house. At the time I had left, there was evidence that we were getting hot water to the faucets. It was suggested to the buyers to check the water once the water heater was able to recover after being filled.
Two weeks later the H20 tank starts to leak. I told them to call he home warranty company. A company I had always used because they allow you to call your own repair men and not use them. They are a Michigan Company.
The home warranty company, America’s Preferred, tells them to call their plumber, which they did and he finds rust on the inside of the tank. You know that panel on the side of the H20 tank that you open up. The inspector did not open that.
In my 13 years in the business, I have NEVER had an inspector open that. Come to find out it is not required by NASHI Guidelines.
The Home Warranty Company will not pay because they said it had rust.
It was a hidden defect and the panel is not required by NASHI guidelines.
What’s the point of having a Home Warranty?
So my clients had to buy a new hot water heater out of pocket. I am contributing $300.00 to help them out. They are great clients and I wanted to do that.
My point: I thought Home Warranties were to protect the buyers in the event something was NOT discovered in the home inspection.
I know in some area’s buying a home warranty in normal operating procedure, but it is not in Ann Arbor. In fact, I never recommend them unless the house is in bad shape and they are first time home-buyers, who have put every penny into getting the house.
Ever had anything like this happen?
***The issue was resolved, America's Preferred gave 200.00 to my family, I gave 200.00 and the contractor gave 200.00.***
Missy Caulk & Team can be reached at 734-926-9797 or email: Missy@MissyCaulk.com
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