House inspection issues, what would you do?
1. Aluminum Wiring throughout the whole house, does not appear to have ever been updated.
2. 2nd bathroom shower needs retiled before used otherwise more damage.
3. Breaker box needs replaced due to no longer being guaranteed and losing their underwriter.
4. Sprinkler system missing vacuum breaker required by city.
These are the main issues along with more cosmetic. We have a contract on the house and can still walk away. How would you approach this though?
#1 is the biggie and may prove to be the deal breaker, it all depends on the condition of the wire. There are ways to repair that costs about 1/2 of replacement but you need a qualified electrician to determine if this is fesable. Check the following link to get a greater understanding of the problem.
http://www.inspect-ny.com/aluminum/aluminum.htm#reducrisk
#2 At least you have 2 full baths and this affords you the chance to get the bathroom of your dreams through negotiations. Labor generally runs between $4500.00 and $5500.00 for a full size bath redo in Michigan with all fixtures being supplied by the homeowner as the price can vary greatly depending on tastes.
#3 This is the sticking point from the code perspective. Generally, localities will require full upgrades if the service is upgraded which would also preclude the repair option in #1 and force a total rewire. Check your local codes.
#4 This is the easiest of all your problems. A vacuum breaker is nothing more then a back flow preventer. Your plumber should be able to install one for about $200. A simple device that is installed inline between your system and the supply to prevent backflow siphion.
Hope all this helps
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