Hi Lashone,

Thank you again for trusting me to review the inspection on this house. I’m looking at this both as a housing professional and as the father of three of our children. My goal is simple: to help you make a clear, informed decision that keeps you and the kids safe, stable, and not buried in unexpected repair bills right after closing.

1. Why we prioritize repairs by safety and cost

When you buy an older home, almost every inspection report will have a list of problems. The way to stay in control is to put those problems in order:

1. Life safety and fire risk – anything that can injure someone or start a fire.
2. Water intrusion and structural protection – anything that lets water in or weakens structure.
3. Health and indoor air quality – mold, poor venting, moisture traps.
4. Systems, comfort, and reliability – HVAC, plumbing function, hot water, etc.
5. Cosmetic and “nice to have” items – paint, finishes, minor wear and tear.

We organize repairs in that order for three reasons:

• Safety first: Electrical hazards, bad exits, and missing detectors can turn into emergencies in one second. Those must be handled before anyone sleeps in the home.
• Stop the damage: Roof leaks, plumbing leaks, and crawlspace moisture don’t stay the same; they get worse and more expensive over time. Stopping water early saves thousands later.
• Protect your budget: By separating “must-do now” from “can wait,” you can negotiate better with the seller and avoid surprises once you move in.

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2. Summary of key inspection issues (plain language)

2.1 What the inspector is really telling us

The inspection report is saying, in plain terms:

• The electrical system is not in a safe, modern condition.
• The roof has reached or passed its expected life.
• The drain pipes are old cast iron with active corrosion and leakage.
• The primary shower and surrounding floor are already damaged by water.
• The bathroom fans blow wet air into the attic instead of outside.
• The crawlspace is missing a proper vapor barrier, inviting moisture and possible mold.
• The house has no smoke detectors or carbon monoxide detectors.
• Egress/safety issues exist with doors and window brackets that could slow escape in a fire.

2.2 The big picture

This house is not beyond saving; it’s just not “light repairs.” It will require a licensed roofer, electrician, plumber, HVAC technician, and a general contractor to bring it to a safe, solid condition. That’s why we need a clear priority list and a strong repair request for your agent to present.

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3. Recommended repair priority list

Priority 1 – Life safety and fire risk (do before move-in)

• Correct electrical panel issues (overheating, corrosion, improper terminations, missing strain reliefs).
• Install or correct grounding and GFCI protection where required.
• Install smoke detectors in all bedrooms and carbon monoxide detector(s) in the hallway near bedrooms.
• Correct broken light fixture on the dining-room ceiling fan.
• Fix front door latch and replace key-to-exit locks with thumb-turn locks for emergency exit.
• Remove window brackets that prevent bedroom windows from opening fully for egress.

Priority 2 – Water intrusion and structural protection

• Replace worn/missing roof shingles and correct low-slope roofing over the deck (likely full re-roof).
• Repair/replace vent stack at base where water is entering laundry ceiling.
• Replace corroded cast-iron drains with PVC (crawlspace drains, bathroom sink drains, shower drain).
• Repair or replace primary shower and damaged subfloor beneath it.
• Correct hall bathtub overflow orientation so water doesn’t run behind the tub.
• Install a proper drain pan under the water heater and route drain line appropriately.
• Install or replace deck joist hangers and bring guardrail height and baluster spacing up to standard.
• Repair broken bottom hinge on crawlspace access door.

Priority 3 – Health and indoor air quality

• Properly vent bathroom exhaust fans to the exterior, not into attic insulation.
• Re-attach or replace wire mesh over gable vent to keep animals out of attic.
• Install continuous vapor barrier over exposed soil in crawlspace.
• Clean and treat any visible mold-like growth in closets and hallway walls, then repaint.

Priority 4 – Systems, comfort, and reliability

• Repair insulation on supply duct in crawlspace.
• Replace leaking kitchen faucet.
• Plan long-term for eventual replacement of older heat-pump system (currently functioning but aging).

Priority 5 – Cosmetic and minor items

• Repair drywall cracks and nail pops after structural/settlement monitoring.
• Adjust interior doors that don’t close correctly.
• Replace small areas of damaged vinyl siding and any other minor exterior damage.

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4. How to use this with your real estate agent

Here is a simple way to move forward with your agent:

1. Share the full inspection report plus this summary document so your agent understands the difference between safety items and cosmetic items.
2. Ask for contractor estimates (roof, electrical, plumbing, bathroom/subfloor, crawlspace). Your agent may have vendors they recommend; you can also get independent quotes.
3. Decide negotiation strategy:
   • Seller completes key repairs before closing, or
   • Seller provides a price reduction or repair credit, and you handle repairs after closing, or
   • You walk away if the numbers don’t make sense.
4. Use the draft addendum below as a starting point for the actual contract language. Your agent and/or closing attorney can modify it to fit Alabama forms and rules.

Note: The draft below is not legal advice; it is a practical template to help your agent frame the request clearly and specifically.

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5. Draft repair-request addendum language

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6. Final recommendation from Selvage Home Services

As Selvage Home Services, I would not recommend that you purchase this home strictly “as-is” in its current condition, especially as your first home and as the place where our children will be spending time. If the seller is willing to:

• complete the major safety and water-intrusion repairs listed above, or
• give you a strong price reduction or repair credit that truly covers these items,

then we can revisit whether the home makes sense for you. If not, it may be healthier – financially and emotionally – to keep looking for a home that needs less heavy work upfront.

Whatever decision you make, I will support you and continue to help you read inspections, compare properties, and plan repairs. The goal is not just to become a homeowner, but to become a homeowner in a house that is safe, solid, and sustainable for you and the kids.

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