Expert: John McKenna, CMI - 1/19/2008

Question
I'm in the process of buying a 1951 home that needs some work in the kitchen and a new bathroom. It has hardwood floors in all the rooms except in the kitchen and bathroom.  The kitchen cabinets are worn out and the sink needs replacement. The countertops really need to be replaced. Some of the bathroom tiles have been broken so I would have to have thiese replaced.  Can the tub be refurbished?  I know it's an old tub because it's a very narrow tub and it's not hollow.  I think it's cute since it's pink.  There is a smell in the bathroom that seems to the realtor like sewer problems( like the toilet hasn't been used for some time.  It's been vacant for 2 years.)  Could this be a plumbing problem or is it that nobody has occupied this place for some time?  I love the layout of the house.  There's a family room in the back of the house, a double-car garage. It has a new roof.  It also has no a/c. I does have natural gas units in the walls.  The a/c unit is in the kitchen. Is it advisable to put in central a/c or should I just leave it as is?  My friend says that her house has 6 units and that her electric bill is lower than the house she had before that had central air.  I really like this house and would like to know if it's worth all the work?

Answer
Regarding the question as to the tub being refurbished... the answer is yes, but be careful.  It may show where you have made the repairs, and if not done properly, the repairs may not last very long.  Seek the advise of a specialist in that field.

Regarding the sewer smell... it could be coming from a vent pipe that is allowing the odor to enter the dwelling.  It could be gases rising from under the house because of a drain line leak.  It could be from a recent overflow of the toilet and the odor still lingers (how do I know someone did not flush the toilet before you got there?).  Have it inspected carefully by a qualified Plumber.  Do not buy the house until the odor is 100% gone.

Regarding the question about the using window AC units vs installing a central system... it depends on how you want to  live.  Some people who only want to cool a couple rooms the majority of the time can save some money. But if you want to cool the entire house it may be cheaper to get a central system.  As to how much will you save per month, and how long will it take to pay for the new central system... that is a wild card, but it is always fun to run the numbers... smile.

Please, please have the entire house inspected by a very professional and nit picky home inspector who has a strong background in construction.  Many areas of an older home need to be examined carefully before you buy one.  

Here are just a few concerns to consider... faulty wires and breakers, moisture and decay issues under a wood foundation, asbestos, lead based paint, limited life in the old metal plumbing, lack of or missing insulation, drainage problems, termites, pest, the need for more venting and supports in the attic area, previous repairs done improperly to various parts of the structure or systems... etc...

I hope this helps and good luck.

John McKenna, CMI
Certified Master Inspector
American Home Inspection
http://texas-inspection.com
Infrared Certified Training
http://infrared-certified.com