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[quote=Anonymous][quote=Anonymous][quote=Anonymous]Saw the same house and went to the open house after viewing it earlier in the week. I had the same worry about the retaining wall. There was also a noticeable cigarette smell in the living room and a wet/damp smell coming well the closet with the well pump. The smell wasn’t as bad at the open house as it was a few days earlier, but it was enough to make me wary and not place an offer. It was at the top of our budget and seemed to have the potential to be an unexpected money pit.

It was still a cool place, though. 😭[/quote]

Op here. Yeah it was at the top end of our budget too. I didn’t smell the smells. I bet they did something to minimize them.

Because of the retaining wall issue we insisted on an informational inspection. That contingency probably lost us the house. We had an all cash offer and included an escalation clause that went well over asking. I’m kind of relieved now that we didn’t get it tbh. I’ll be interested to see what it went for.[/quote]

NP and I wish PP and I (plus maybe my DD) could rent ourselves out as house sniffers. I’ve taken so many houses off my list after going to a showing and smelling something off…and inevitably it sells and then I see work trucks at the property for sewer work, water remediation or other crazy stuff 2-3 months later.

I think you dodged a bullet, OP. We finally just got a house and did it with our last escalation clause. However, we had our own inspection done before we made our offer even though the house was pre-inspected and we waived inspection. If we hadn’t had our very thorough inspector come through, we would have probably made a different kind of offer and been in big trouble when we encountered the $300k of invisible work we’re doing now. We bought in a neighborhood where we live now so heard a lot of stuff while pending. The buyer with the next closest offer didn’t do their own inspection.  Relying on the sellers’ inspection would have left them in the dark for at least $200k of the necessary work, none of which I would have wanted to deal with as a surprise or after occupying the house. It’s just nasty, messy stuff that’s complex to time and stage.

The retaining wall alone could blow everything up and you are lucky to have the experience and knowledge you do- I hope the buyer knows what they are getting into. [/quote]

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