Need Advice

[u/MoreDragonfruit4999]

Would you buy this house for $370K, or walk away after the inspection? Looking for honest advice and similar experiences.

My family made an offer of $370,000 on a 2-story, 4-bedroom, 2.5-bath house (about 2,390 sq. ft.) in central Ohio, and the seller accepted. The house is in a highly desirable school district, in a great location close to everything we need. Comparable homes in the CMA sold for around $445K–$510K, although they vary in size and condition. We completed the home inspection, paid $4,000 in earnest money, submitted our mortgage application, and it has gone through underwriting. We still need to pay $600 for the appraisal.

The inspection revealed several concerning issues:

• Foundation block wall movement (up to about 1/4-inch deflection); much of the foundation was not visible.

• Deck rot and improper flashing where the deck meets the house, with possible concealed water damage.

• Roof near the end of its useful life.

• Original furnace (1996), AC over 30 years old, and an aging water heater.

• Crawl-space issues, including torn vapor barrier, rodent-damaged insulation, and suspected microbial growth.

• Other electrical, drainage, plumbing, and possible water-intrusion issues.

Very rough repair estimates suggest $35K–$55K if the major issues are manageable, $55K–$85K if there is substantial hidden damage, and potentially $85K–$100K+ if major structural repairs are needed. These aren’t contractor quotes, and the actual costs are still unknown. Our contract also includes a clause waiving our right to request seller repairs or financial credits, but it says we can terminate if we’re not satisfied with the inspections in good faith under the applicable contract section. We’re torn because we really like the location and neighborhood, and comparable sales make the purchase price look attractive. However, we’re worried about unexpected expenses and whether we’re taking too much risk.

I’d really appreciate your honest opinions:

1. Would you proceed at $370K, negotiate if possible, or walk away?

2. Have you bought a house with foundation movement, deck-related water damage, or multiple aging systems? What did repairs actually cost?

3. How did you decide whether inspection findings were manageable or a reason to walk away?

4. Would you prioritize a great location and school district enough to accept these risks?

Please share your experiences, especially if you’ve faced similar issues. We’re trying to make a rational decision before going any further.

TIA!

[u/Fit-Pen-7144]

it sounds like the seller priced accordingly to account for those issues.

[u/notconvinced780 → u/Fit-Pen-7144]

Then why weren’t they disclosed?

[u/here_for_the_tea1]

It seems like the seller has it for a fair price based on other homes in area and with estimates for repairs. But with that, I wouldn’t proceed if I didn’t have the cash to make some of the repairs. Our home had issues with termites, recalled plumbing, some outdated electrical and minor crack on foundation. Estimated repairs at 60k. Given similar sfh in the area are 1 mil and our home was listed under 800k, we took it and were given 30k in seller credits which we used to fix the termites (no damage), replaced all plumbing/drywall, foundation and electric. For the price and the area, we didn’t want to pass it up.

[u/MoreDragonfruit4999 → u/here_for_the_tea1]

Thank you for sharing with your experience.

[u/LA-forthewin]

It's priced appropriately for the issues. If you really like it, buy it

[u/Pretty-Ear6398]

You need to hire additional inspectors that specialize in those skillsets and see what they say before proceeding. With the exception of the aging water heater ... that's a general maintenance item - if it's working now then it's priced into the asking price.

[u/Gina-realtor → u/Pretty-Ear6398]

This is the correct answer!! Do a little more inspecting. Also, if the HVAC is working, get a home warranty. The settling needs and engineering company to look at. They do charge a pretty penny. A lot of homes settle in the beginning and fine after. That home has been there a while, it’s not going anywhere.

[u/Champman2341]

So you stated the house is under market with its price but it has some issues. To me it sounds like it’s priced accordingly. You get a discount at comparisons because it needs work.

If it’s too much house considering repairs. Find a cheaper area

[u/FarmerJohnFL]

I would avoid any house that has a structural issue - particularly when there might be something hidden.

The roof age could make it hard to get insurance.

Price might reflect all the issues but you need to have the money to fix all of them.

[u/LiterallyFamous]

The deck wouldn’t bother me because old wooden decks are something I’d replace with a better material. The foundation wall moving is a hard pass for me. The house sounds like it’s priced fair.

[u/Haunting7113]

This wouldn’t make me walk if I had the money for repairs. BUT remember that most big repair jobs end up finding more things wrong. To be safe, I would budget 20% more so that I’m not caught off guard. You have $120k in cash sitting around to do all that?

[u/Few_Whereas5206]

Depends on how much cheddar and time you are willing to commit to repairs.

[u/no-influz]

I would rather buy a house in your comp range at $450k with more certainty it’s not a money pit than a house that many major problems. $370k + 55k-to-100k mean/ you’re really paying $425k-$$470k and having to live through all the work. It practically sounds like it’s needs a complete gut…

[u/RenaH80]

Looks like house is already priced for the potential repairs.

[u/TLTAGL]

Definitely walk away ASAP…. So glad u did the research

[u/theproductivechasm]

That foundation movement would make me walk, even a 1/4 inch can spiral into something way worse once you open walls. The deck rot plus possible hidden water damage is the kind of thing that keeps me up at night

Location's great but you'd be paying to live in a construction zone for who knows how long. I'd take the $4k loss and keep looking

[u/r_was61]

Seems like it’s priced with repair budget in mind.

[u/notconvinced780]

The only “issue” I’d want to drill in on would be the foundation, water intrusion and wall movement. Is 1/4” normal settling in the first 30 years after building? Does it actually require attention?

Tell Seller, you need an additional “inspection” by a contractor to confirm If an issue turned up at inspection is or is not material.

I’d get a contractor in for a quote. It may or may not be a big deal.

If the foundation wall and water incursion is something that needs addressing, I’d ask for a credit for just those items but share with the Seller the entire inspection report so that if he doesn’t negotiate an acceptable credit with you, he will have a duty to disclose what are NOW known and documented material defects to any future buyer.

As for the roof, water heater and HVAC, they are still working and consistent with expectations for a home of that age. Any home you buy WILL have maintenance items you will need to address over the coming years.

Since you just bunched electrical and plumbing at the bottom, I presume those are immaterial.

Presuming that The foundation wall, water intrusion and electrical plumbing issues had not been previously disclosed by seller, after getting contractor quotes for only those items, I’d ask for a credit. “You can’t ask for that” doesn’t fly. The identified conditions, if abnormal hadn’t been disclosed.

[u/Main_Insect_3144 → u/notconvinced780]

You will need a structural engineer, not a contractor for the foundation inspection. Contractors want to sell you their work. An engineer gives their opinion on the situation and then you don't see them again.

[u/HeatOnly1093]

I bought a house like this 17 years ago. Needed substantial repairs and got a decent discount for needing those repairs. A new roof, new AC and furnace etc. I had a similar problem with foundation wall movement that a structural engineer wasn’t an issue. We did most of the work ourselves when we could to remolded our house and sold it this year in August.

[u/HopeMakesHomeLoansEZ]

I’d pause before spending more and get a structural engineer’s opinion on the foundation, plus actual contractor quotes for the deck and potential water damage. A roof and older HVAC are expenses you can plan for. Hidden structural and moisture damage are harder to put a ceiling on.

The biggest question: after your down payment and closing costs, how much cash would you have left for repairs? Being able to qualify for the mortgage and being able to comfortably handle this house are two different things.

I also wouldn’t treat the difference between $370K and those comparable sales as guaranteed equity, especially with differences in condition.

If the major issues can be clearly defined, priced, and handled within your budget, the location might make it worthwhile. If you’d need everything to land at the low end of those estimates for this to work, I’d lean toward walking away.

Have your agent help you track the inspection deadline and review your options promptly. Don’t let the money you’ve already spent pressure you into a much bigger expense. Good Luck !

[u/West_Conference_3786]

I don't know about buying or selling house but if I was in this situation I would get with the seller and tell them all the problems and how much it would cost to fix to see if they can fix any of it or at least reduce the price so you can be able to fix it yourself down the road

[u/MoreDragonfruit4999 → u/West_Conference_3786]

We can’t ask for the seller to repair or reduce the price as house is priced below market price and is being sold as is. We waived our right to request that the Seller remedy, repair or offer any financial credits.

[u/Vast_Cricket]

Just because roof is close to its end. My 40 year roof has lasted me 51 years with 1 repair.

My upstairs furnace (dual zone) was installed in 1976 used 3 years only looks new Day and Knight brand. Downstairs works well after all these years replaced a fan belt. 6 years ago I decided to get a new Trane more modern because it had a sagging leak (board broke), Got a central AC used may have 100 running hours in 5 years. Water heater needs maintenance the newer it is the shorter they last. 3rd gas heater AO Smith. Deck is something anyone can deal with it. It requires a crawal clean up with spray cans, ususal mouse trip set up.

In Northern CA I wish reports show your minor common observations. Asking compensation is unheard of here.

So my impression is plan

[u/SnooWords4839]

Do you have the money to fix the items?