I recently closed a transaction with a delightful young couple purchasing their first home together to settle their growing family. What makes this transaction stand out is the astonishing information derived from a home inspection. We ordered the typical inspection covering mechanical functions of any home. As the inspection progressed he suggested the home have a “Duct Inspection” he was able to determine that the duct work in this home was Sonotube which is an in-floor type encased in the concrete slab. You may be aware of Sonotube and its potential issues as I am but I had no idea it was utilized in this neighborhood or part of town. We took the inspectors good advise and had an independent inspection of the duct work including a video. The results were astonishing! The Sonotube duct work which is basically a large 8” cardboard tube with a very thin metal wrap & liner similar to heavy aluminum foil was in shambles. It was likely installed incorrectly during construction many years ago and had now collapsed, crumbled and was full of dirt and debris, all adversely affecting air flow and air quality. The inspector could not even get his scope through much of the ducting. Now what?
There were two possible solutions, one was to have a very expensive and specialized company come in a remove all the debris and strip out all the loose duct work then apply a multiple step process that included some concrete application, then apply a spray-in type product similar to what is used in Bed Liners for pickups. The second option was a complete new overhead system with all new duct work, furnace, refrigerated A/C unit. After discussions the clear choice was the complete system replacement and it was actually cheaper!. The cost of this major repair/upgrade due to Bad Sonotube cost Albuquerque sellers over $16K.
Obviously this was one of those repairs an unknowing seller is absolutely not prepared for but it was clear this had to be accomplished before any buyer would agree to purchase. To everyone’s good fortune we had a willing seller, a focused co-agent and a ready buyer. Two weeks later the replacement was complete, the re-inspection cleared and we headed to the closing table with success.
I have always said how much I appreciate a great inspector. I hear agents gripe about how an inspector has muddied up a deal etc. This situation could have been a nightmare for everyone involved had this severe defect not been discovered prior to close of escrow and corrected.
I love happy endings! Rely on your inspectors, let them do their jobs and thank them when their done!
If you’re considering the sale or purchase of an Albuquerque or Rio Rancho home it would be my pleasure to assist you. I am easy to remember and just as easy to find.
Albuquerque Homes Realty and AlbuquerqueHomes.com or simply
Google me John McCormack Albuquerque or email John@AlbuquerqueHomes.com
I love what I do and I am prepared to exceed your expectations!
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