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Rx God
Joined
Nov 1, 2002
Messages
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I want to use this deck.....seems there are no funds budgeted for repair in 2012. It seems this in litigation as water leaks into the unit below the one I'm close to buying...like the association is suing the contractor that built the deck 10 years ago or whatever.

Can they require me to keep these tarps on for however long this litigation goes on ?

It is becoming a deal breaker, IMO !

General Information Return to table of contents Time started: 1:00 pm
Present during inspection: Buyer, Buyers Realtor
Occupied: No
Age of building: Built in 1960s
Type of building: Condo
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Foundation type: Unfinished basement, Crawlspace 1)
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This inspection report provides you with a good assessment of the condition of your prospective purchase on the day of the inspection. Helping to protect your investment will be very important, and you can find further information about maintenance of your home at our website:
www.photoinspect.com
We offer an instructional DVD, as well as the book, The Inspector's Guide, Prepare Your Home for Sale
This is an excellent reference for maintaining of your home. You will find our email address there, and we encourage you to email questions. I will try to answer all requests. 2)
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It is the goal of the inspection to put a home-buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection is not to be considered a guarantee or warranty of any kind.
This inspection is visual only. A representative sampling of building components are viewed in areas that are accessible at the time of the inspection. Furniture and storage, when present, limit accessibility to inspect some areas. As per State of Connecticut Home Inspection Regulations, no destructive testing or dismantling of building components is performed. Furniture is not moved, and main valves are not turned on. Exterior Return to table of contents Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood panels Brick
Soffit, Fascia, Eaves: Wood
Grading, surface drainage: Graded away from house
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
Attached decks, porches: Pressure treated wood
Steps or Stoops: Wood
Basement/crawl access: Swing Door 3)
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It was noted that there was a tarp laid out on the deck to prevent leakage to the flat roof of the condo unit below. Recommend having qualified builder make repairs.
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Photo 13
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Photo 14
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Photo 34 4)
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Soffits and/or fascia boards are in need of painting or staining. Consult with a painting contractor for proper maintenance of wood.
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Photo 7 Roof Return to table of contents Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: around 10 years old on roof above unit 10.
Chimney flashing material: Metal
Gutter & downspout material: Aluminum
Roof ventilation: Adequate 5)
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This roof has some minor defects evident such as

* torn shingles
* exposed nail heads

With some repairs, this roof should have some serviceable life left to it. Consult with a roofer.
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Photo 5
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Photo 8
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Photo 10
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Photo 11 6)
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Standard 3-tab asphalt or fiberglass shingles last up to 20 yrs. Some architectural, heavier type shingles could last 25 to 40 yrs. Wood roof shingles have varying life cycles, up to 25 years, though require a much higher degree of maintenance.
Roof longevity or life cycle can be affected by several conditions, including

* weather
* number of layers of roofing
* attic ventilation
* organic growth on surface
* sunlight
* yearly maintenance (or lack of)

The more ideal the conditions, the longer the life expectancy of the roof materials
 

Rx God
Joined
Nov 1, 2002
Messages
39,226
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basically the whole inspection minus the address here....

General Information Return to table of contents Time started: 1:00 pm
Present during inspection: Buyer, Buyers Realtor
Occupied: No
Age of building: Built in 1960s
Type of building: Condo
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Foundation type: Unfinished basement, Crawlspace 1)
ic0010.gif
This inspection report provides you with a good assessment of the condition of your prospective purchase on the day of the inspection. Helping to protect your investment will be very important, and you can find further information about maintenance of your home at our website:
www.photoinspect.com
We offer an instructional DVD, as well as the book, The Inspector's Guide, Prepare Your Home for Sale
This is an excellent reference for maintaining of your home. You will find our email address there, and we encourage you to email questions. I will try to answer all requests. 2)
ic0010.gif
It is the goal of the inspection to put a home-buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection is not to be considered a guarantee or warranty of any kind.
This inspection is visual only. A representative sampling of building components are viewed in areas that are accessible at the time of the inspection. Furniture and storage, when present, limit accessibility to inspect some areas. As per State of Connecticut Home Inspection Regulations, no destructive testing or dismantling of building components is performed. Furniture is not moved, and main valves are not turned on. Exterior Return to table of contents Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood panels Brick
Soffit, Fascia, Eaves: Wood
Grading, surface drainage: Graded away from house
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
Attached decks, porches: Pressure treated wood
Steps or Stoops: Wood
Basement/crawl access: Swing Door 3)
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It was noted that there was a tarp laid out on the deck to prevent leakage to the flat roof of the condo unit below. Recommend having qualified builder make repairs.
1F7DD52A-17A3-4761-93FF-E6C1F9FC6288.jpg

Photo 2
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Photo 4
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Photo 13
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Photo 14
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Photo 34 4)
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Soffits and/or fascia boards are in need of painting or staining. Consult with a painting contractor for proper maintenance of wood.
8AA5AD08-E686-4448-A285-A54602916B11.jpg

Photo 7 Roof Return to table of contents Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: around 10 years old on roof above unit 10.
Chimney flashing material: Metal
Gutter & downspout material: Aluminum
Roof ventilation: Adequate 5)
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This roof has some minor defects evident such as

* torn shingles
* exposed nail heads

With some repairs, this roof should have some serviceable life left to it. Consult with a roofer.
BDCFA0AD-B518-4814-B144-210A6A1F0AFF.jpg

Photo 5
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Photo 8
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Photo 10
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Photo 11 6)
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Standard 3-tab asphalt or fiberglass shingles last up to 20 yrs. Some architectural, heavier type shingles could last 25 to 40 yrs. Wood roof shingles have varying life cycles, up to 25 years, though require a much higher degree of maintenance.
Roof longevity or life cycle can be affected by several conditions, including

* weather
* number of layers of roofing
* attic ventilation
* organic growth on surface
* sunlight
* yearly maintenance (or lack of)

The more ideal the conditions, the longer the life expectancy of the roof materials Termites and Wood Boring Insects Return to table of contents 7)
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Wood boring damage was noted. Damaged wood should be either repaired or replaced. Damaged wood can often be sistered, which is adding a piece of wood to the side of the damaged wood. A carpenter should be consulted to make necessary repairs to the sill plate and rim joist. The property should be treated by a professional exterminator.
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Photo 35
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Photo 36
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Photo 37
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Photo 38
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Photo 39
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Photo 40
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Photo 41 Basement Return to table of contents Pier or support post material: Steel
Beam material: Built up wood
Floor structure above: Solid wood joists 8)
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Evidence of moisture penetration was visible in the basement at the time of the inspection in the form of

* presence of a sump pump

It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future. The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away from the foundation. Gutters and downspouts should act to collect roof water and drain the water at least five (5) feet from the foundation, or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation, are the most common source of basement leakage. Please refer to the Roofing and Exterior sections of the report for issues in those areas that may affect leakage into the basement.
In the event that basement leakage problems are experienced, lot and drainage improvements should be undertaken as a first step. Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation of drainage tiles should be a last resort. In some cases, however, it is necessary. Your plans for using the basement may also influence the approach taken to curing any dampness that is experienced.
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Photo 47 Electric service Return to table of contents Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Location of main service panel: Kitchen
Sub panels: Not present
Location of main disconnect: Breaker at bottom of main service panel
Service conductor material: Aluminum
Service ground: Driven rod in ground
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed 9)
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One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a circuit breaker terminal, and the circuit breaker is only designed for 1 wire. This is a safety hazard since wires may loosen and cause arcing, sparking and fires. Recommend having a qualified, licensed electrician evaluate and repair.
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Photo 32 10)
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This property has one or more Federal Pacific Electric brand service or sub panels that uses "Stab-Lok" circuit breakers. These circuit breakers are a hazard and can fail, leading to electrical fires. Some double-pole (240-Volt) FPE circuit breakers and possibly also some single-pole units may not work. Some studies indicate that there is a failure rate close to 50% for FPE 2-pole breakers. Recommend considering replacing any and all FPE panels, and that a qualified, licensed electrician thoroughly evaluate the panel(s). If the client decides not to replace the FPE panel(s), recommend installing a smoke detector above the panel(s).

For more information visit: http://www.inspect-ny.com/fpe/fpepanel.htm
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Photo 19
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Photo 20
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Photo 21 Heating and air conditioning Return to table of contents Type of Heat: Boiler (water)
Fuel or energy source: Oil
Distribution system: Baseboard - copper tubing
Age of Heating Unit - Boiler or Furnace: 12 yrs old
Vent systems, flues and chimneys: Masonry and metal
Fuel storage: Underground Oil Tank
Fuel feed supply: Overhead 11)
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The boiler is newer and operated as designed at inspection. We recommend annual cleaning and servicing to maintain unit.
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Photo 46 Plumbing Return to table of contents Location of main water shut-off valve: Basement
Location of main water meter: One big meter in basement
Water service: Public
Supply pipe material: Copper
Vent pipe material: Copper
Drain pipe material: Plastic, Copper
Waste pipe material: Plastic, Copper
Drainage sumps: Sump pump wet pit 12)
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Knowing the location of your main water shut-off is important, as it is used when servicing plumbing and also used to shut off all water in an emergency. This is your main valve.
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Photo 49 Water heater Return to table of contents Estimated age: 11 Yrs old
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40 13)
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The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older. Recommend budgeting for a replacement in the near future.
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Photo 44 Kitchen Return to table of contents Ceilings: Drywall
Walls: Drywall
Windows: Single Pane Windows
Floors: Vinyl
Heat Source: Baseboard
Cabinets: Wood
Counter tops: Formica 14)
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No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible for the kitchen. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks.
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Photo 18 15)
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It was noted that the exhaust fan for the stove was not operating at full speed and should be repaired or replaced.
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Photo 22 16)
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It was noted that the door in the kitchen binds and should be repaired.
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Photo 15 17)
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Window(s) cracked or broken. Recommend replacing glass.
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Photo 16 18)
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The inspection of the kitchen was limited due to the water being turned off at the time of the inspection. Bathrooms Return to table of contents Ceilings: Drywall
Walls: Drywall
Interior Doors: Hollow
Windows: Thermopane windows
Outlets: Generally in good condition
Floors: Vinyl
Heat Source: Baseboard 19) It was noted that the sink should be secured to wall, baseboard installed and shower head installed.
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Photo 28
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Photo 29 Shower head missing
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Photo 52 Winterized water.
Interior rooms Return to table of contents Smoke detectors: Present
Ceilings: Drywall
Walls: Drywall
Interior Doors: Hollow
Windows: Single Pane Windows
Outlets: Generally in good condition
Floors: Carpet 20)
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This home was built before 1978, when laws were enacted in the US preventing the use of lead paint in residential structures.

New laws have just been enacted on renovation, removal and repair when lead paint is present. Please visit this website to make sure you are compliant: http://www.epa.gov/lead/pubs/renovation.htm

Lead paint may be present, and is a known safety hazard, especially to children but also to adults. It may cause brain damage and retarded mental and physical development, among other things. Numerous areas of the paint found in and around this structure are in poor condition (peeling, flaking, etc.). Recommend consulting with a qualified, licensed industrial hygenist to determine the safest and most cost-effective action to take regarding the paint. Testing and/or remediation may be necessary.
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Photo 53 21)
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It was noted that one or more baseboard covers were missing. Recommend having covers installed to prevent a person, particularly a small child, from burning themselves on hot pipes.
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Photo 17
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Photo 24 22)
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The second exit is blocked by the built -in counter, leaving only one exit from the unit. This is considered a fire hazard. Recommend either unblocking the exit or installing a second exit door for safety.
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Photo 51 23)
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It was noted that the hollow core doors in condo were delaminating and should be replaced if desired.
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Photo 25
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Photo 27 24)
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It was noted that the skylight has hardware missing so that it can be functional. Recommend repairing or replacing skylight if desired.
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Photo 12
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Photo 54 25)
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Evidence of condensation in double pane window(s), apparently due to broken in seal(s). Recommend replacing glass where necessary.

Note that evidence of broken seals may be more or less visible from one day to the next depending on the weather (temperature, humidity, sunlight, etc.), and that more windows than the ones identified may have bad seals and need replacement too.
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Photo 12 Interior stairs Return to table of contents 26)
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Handrail(s) are missing from one or more flights of stairs with more than two risers. This is a safety hazard. Recommend having a qualified contractor install graspable handrails that your hand can completely encircle at stairs with more than two risers where missing.
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Photo 6 27)
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One or more guardrails are loose and/or wobbly in some areas. This is a safety hazard. Recommend having a qualified contractor make repairs as necessary, such as installing new fasteners or additional fasteners and/or installing additional railing components as necessary so they're securely attached.
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Photo 42 Environmental Concerns Return to table of contents 28)
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Evidence of one or more possible abandoned underground oil tanks was found. For example, a vent pipe protruding from the soil or metal supply lines. Recommend determining if one or more underground oil tanks exist on this property. If tank(s) exists, recommend determining if it/they have been legally decommissioned.

If the tank(s) haven't been decommissioned or removed, then the clients may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:
Have the soil tested for oil contamination.
Have any non-decommissioned abandoned underground oil tanks legally decomissioned or removed as necessary.
Have contaminated soil removed as necessary
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Photo 50 29)
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9" x 9" tiles were noted in one or more areas of the home. These older tiles may contain asbestos. If tiles are cracking and breaking apart, removal or encapsulation should be done immediately. If the tiles are intact, they are usually not considered to be hazardous. Anytime removal of tiles such as these is considered, an asbestos abatement company should be consulted. The only way to be sure that a building component contains asbestos is to have a lab test done.
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Photo 23
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Photo 26
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Photo 3
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Photo 9 Gutter screen missing.

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Photo 30 Winterized
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Photo 31 One or more storm doors should be replaced.
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Photo 33
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Photo 43
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Photo 45 Boiler date of manufacture.
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Photo 48 Main city meter for all units.
As part of this inspection, the client is given a copy of the State of Connecticut Regulations pertaining to Home Inspections, as well as an Inspection Agreement, that explains what is covered, and what is not covered in this Home Inspection.
An inspection of the sewage system is outside the scope of this inspection, unless specifically contracted for prior to the inspection date.
An inspection of the pool is outside the scope of this inspection.
A representative sampling of components was inspected rather than every occurrence of components.
The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.
Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, break-walls, docks, erosion control and earth stabilization measures are not inspected.
Photo Inspect does not test for Indoor Air Quality and does not test for mold as part of this inspection. This service is a
 

FZA

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Doug it appears you are very detailed and done your homework. I didnt read through everything but am curious as to what the reason an attorney is needed. One of my good friends is battling it out in court over a bad real estate deal. I can ask him some advise if your situation is similar to his
 

Rx God
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Well I think an attorney is advisable for title search and to make sure all paperwork is done properly.
 

I'll be in the Bar..With my head on the Bar
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No lawyer but you surely cant remove anything that will cause damage to the neighbor. Suing somebody that did the job 10 yrs ago is foolish. I doubt seriously that is happening. You prolly need to talk to the head of the condo assc or watever they have there and see whats going on.
For sure make certain wit your atty that you cant be held responsible for damages that have already occured...
 

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I would run away from this plce. Look at the damage to the bottom of the interior door. That looks like water wicking to me. That means that at some point there was a huge water leak either from the roof or a plumbing problem.


Doug I would not buy this property.
 

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I'm having the same problem with my condo. Condo started to flood and at first it was thought to be my water heater. But after I replaced it, the condo still continued to flood. Obviously not my fault. The water leakage had actually shorted out my my water tank because of their water leak. Turns out my water tank had nothing to do with the leak. Now I have to get them to fix the damage.
 

Rx God
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No lawyer but you surely cant remove anything that will cause damage to the neighbor. Suing somebody that did the job 10 yrs ago is foolish. I doubt seriously that is happening. You prolly need to talk to the head of the condo assc or watever they have there and see whats going on.
For sure make certain wit your atty that you cant be held responsible for damages that have already occured...

Well this is a small place ( 12 units) I did talk briefly with the guy below me ( the one being protected by the tarps), I think he is Pres of the association, but he doesn't live there...one of his kids does....I was more into talking to the inspector that I hired.

Now after the inspection report was received.....

I get the condo docs.... this place has only like 10k in reserve funds and $0 budgeted for deck repair....well I want use of the fucking deck....it's a huge thing when the place is 540 SF and the deck gives you 250 more SF for stuff like a gas grill, bicycle, minor storage, maybe a hammock, a place to put the cat's litter box, etc.

If I can't get some decent answers ( in writing) on that ....I'm backing out of it,,,, or I'll offer more like 25k for it since I'd basically have to padlock the door to the deck ( esp. if I ever wanted to rent it out)...that may not be repaired in my lifetime.
 

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RUN AWAY


10,000 they are broke. That could not even replace the roof. They have no money. Also won't it be hard to get insurance.
 

Rx God
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I can see some special assessments coming down the road, but the price is very low and the area is very desirable, but I do have concerns.
 

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Using wiki as your source as what is a good city or not to live in? Run away from this place quickly.
 

Rx God
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Using wiki as your source as what is a good city or not to live in? Run away from this place quickly.


I've lived in nearby towns for many years, not a blind thing....it's the kind of place you don't have to lock your car/ home....I'm sure of the area being highly desirable....esp. in the summer.
 

Rx God
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Using wiki as your source as what is a good city or not to live in? Run away from this place quickly.

All I need to really know about any city or town is the racial makeup to make my first cut. That is reality !
 

Rx God
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Essex vs. Zip Code 06426 Comparative Analysis

Population The largest racial group in zip code 06426 is white with 97.38%. Most residents occupy detached units with 71.89% of the total population of Essex.FamiliesThe ratio of married couples to non-married couples in zip code 06426 is 1:0.14. This compares to the married to non-married couples ratio of 1:0.14 in Essex. The highest number of families in zip code 06426 earn $100,000 to $200,000. The highest number of families in Essex earn $100,000 to $200,000.HouseholdThe highest number of households in zip code 06426 earn $100,000 to $200,000. The highest number of households in Essex earn $100,000 to $200,000. The largest household size in zip code 06426 is 2 people per household in comparison to that of 2 people in Essex. Most residents of zip code 06426 speak English as their first language with Other European language (excluding English or Spanish) being the second most spoken language. The same language statistics apply to Essex.TransportationMost residents of zip code 06426 (88.58 percent) use car, track or van to go to work. Most residents of Essex also use car, track or van to go to work with 88.58 percent.Education14.5% of the residents of zip code 06426 attend school. The school attendance in Essex is 14.5%. Please note: this comparison does not take into account population of the area being analyzed. Areas with older population will generally have a smaller school attendance rate.Real EstateOwner to tenant house occupancy ratio in zip code 06426 is 1:0.34. The average owner to tenant house occupancy ratio in Essex is 1:0.34. The largest number of housing units in zip code 06426 (73.87 percent) are detached unit residences. Most housing units in Essex are detached unit residences with 73.87 percent.

 

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