Day 16- contractor said we need a 2nd opinion

This morning we got not bad, but not good, news. The sellers hired a contractor yesterday to come on out. Based on the review from the contractor, he says "you need a 2nd opinion".

So, our realtor contacted me this morning to break the news. The sellers are going to be calling Waldman Engineering, here in Naperville, to schedule an appointment. Hopefully, we'll hear back after the weekend on when the appointment is getting set up.

This structural engineering appointment will be the 3rd opinion on the foundation of the house. So, I'm hoping the seriousness of this problem has finally been established to the sellers, and they do all necessary repairs to the house's foundation.

It'd be nice to keep our Dec 5th close and not push it back. It'd be even nicer not to have to HOUSE HUNT AGAIN!

Starting over stinks. This is the 3rd house we put an offer on so I'm hoping it's *the one*.

Day 14- Negotiating home inspection review

Good news! The sellers agreed to all action items and the credit for home repairs. We sent a letter to them yesterday adjusting one of their conditions though, which was for we (buyers) to hire the structural engineer and submit findings by October 22.

We are hoping that the sellers hire the engineer/contractor make all necessary repairs to the foundation so we can go forward.

In the mean time, we are looking at Macy's, Luna, Menards, and Home Goods for deals on the must purchase items. Area rugs, storm door for the front, new locks for all 3 doors, carpet or large area rugs, sectionals, etc.

It's a big deal to buy a house. I hope we can agree soon.

I also already uploaded and submitted for our loan. We're holding off on paying the $494.00 application fee because it's a use-it-or-lose-it scenario if the sellers break the contract because we couldn't come to agreement over the necessary home inspection (we need to be safe)

Day 6- attorney provision letter and list of repairs letter

Today we sent our sellers the attorney provision letter. The usual mumbo jumbo.. like if your $300,000 offer actually appraises at $295,000; the lesser of the 2 prices is what the purchase price would actually be. Also, if we default on our closing, the only damages the sellers would earn would be our earnest $. Stuff like that.  Hopefully they agree to all those legal provisions...

and... our home inspection repairs and action items.

Buying a house in Chicagoland is a gamble. Some areas are old, established and offer an amazing location and convenient (i.e. Oak Park). Some areas have their good and bad parts but have amazing schools nonetheless (i.e. Schaumburg). Some areas are old and new, are a great area to raise a family, but are still developing (i.e. Naperville). So here we are taking another risk on a house. Let's hope this risk pays off 20 years from now.

Our list of repairs include having a foundation/structural engineer come out and review the foundation. Also, a HVAC contractor to repair/replace the AC, furnace, and humidifier. Finally, the radon mitigation system needs to be updated to current guidelines (installing sight glass). To top it off we asked for a $1,500 credit to be used for repairs we would make to other outlying issues brought up in our home inspection report, from BrickKickers. So out went the letter, lets hope the sellers comply! :fingers crossed:   :)

I bought a townhouse when I was 24 years old. Did some cosmetic improvements throughout the years and replaced appliances as they broke down. My 20% down payment also flushed down the toilet from 2007- the sale in 2012. So, I'm a little jaded about real estate. Nothing is certain in life except death and taxes... so I'm hoping that this home is not another bad decision.

Dave and I without a doubt love this location. Due to the location (location, location) factor, we feel we are buying a good neighborhood versus an overpriced house. We passed on the short sale in the house because we felt that its $35,000 difference was just too big of a risk. This house cost $35,000 more but its location was better (on a court, and walking distance to the playground and huge park) and we preferred the finished basement and overall layout/flow and deck/3seasons room compared to a patio. I also liked this fire place better than the last house. Dave and I are suckers for a colonial layout where a kitchen opens up to an eat in area which opens up into a family room with fireplace/hearth. We've seen a lot of homes and we are hoping we aren't grabbing at straws with this house.

The house needs a lot of updating: the kitchen and all bathrooms are original. The roof will need to be replaced within 10 years. The furnace and AC and sump pumps also will need to be replaced within 10 years. The driveway will need to be redone and the front walkway/apron as well.  Most of the windows have already been updated but a handful of the ones downstairs in the back of the house are original so those will need to be replaced. The house is in desperate need of a good tree trimming and arborist ( we may need to take down a stately oak). We definitely see a great vision for the backyard which could include demolishing a tree, deck, and 3 seasons room... and replacing it with a 4 seasons room (little bit bigger) and kicking out the deck so it wraps around towards the North side of the house.. and the deck could open up to the yard and we'd put in a fire pit. I think it'd be cool as our kids get older and have sleepovers and stuff :) We'll see. Thank goodness we've done our due diligence as buyers. Now it's just a waiting game to see if our sellers will comply.... or ... we walk and we are back to the drawing board.

Day 5- Home Inspection

Today we had our home inspection. It was a perfect, fall day to inspect a home. I can't believe how fall just crept up on us. It wasn't until I stopped and looked around that I noticed nearly half of the trees have changed and lost a lot of their leaves. Life certainly does go by fast these days. Having a 1 year old does that to you! Not to mention selling your home and buying a new, bigger home. Crazy!

I digress... home inspection at task now..

2155 Oak Court is a perfect address because our future home is surrounded by Oak Trees. The MLS listed them as "Stately".. so we'll use that adjective from now on. :) ha.

sidewalk needs mudjacking to get it up to the right level, or we can hold off on it until we perhaps get a new driveway poured?

we need to cut all bushes and give 8-12 inches from siding to allow proper air flow around home 

this driveway totally sunk in.

foundation crack beneath the garage.. uh oh

Our home inspector, Joe ( a retired firefighter) teaching us about hardyboard siding and how it is suppose to lay flat, and be caulked

Finding some minor problems with the driveway and garage floor... thanks be given to Chicago Winters and the salt

Oak to the left of the house. South side.

in the back of the house is the butt.... buttress! it's a foundation assistant tool. Not sure on this bad guy but we need to get to the bottom of it! :)

Now we go inside the house... where we will be doing 85% of our living!

A view from the picturesque family room

windows are original 1982

A view from the french doors looking into the eat-in kitchen

A view if you were to sit down on a couch in the family room. French door/exterior door leading to screened-in-porch 1982

A view from the refrigerator (the cabinetry and kitchen window looks original 1982)

We really wanted a kitchen window that looked out onto the backyard

A view from the kitchen sink. Formica counter tops. All appliances appear to be 1-8 years old and s/s

The fireplace hearth and mantel appear to be newer and not 1982

Dining room chair rail and newer, custom windows in front. Not sure on the age of the windows but these windows are newer.

One of my musts.... was a mudroom. I never had one growing up and seriously, I think they totally make sense! This one is on the smaller side but I feel it gets the job done :) We have 2 dogs (Bert and Ernie) so I thought having a room to 'ready the dogs' would be essential ... not to mention kids and their messes too.

We are envisioning Owen hanging up his backpack, mittens, scarf, and coat on these hooks... and Bert and Ernie's leashes too.

A mudroom wouldn't be complete without washer/dryer and cabinets for more storage.

The linen closet also is a perk in the mudroom

The downstairs powder room

the downstairs powder room appears to look updated. I can't tell if this cabinetry & counter top is original 1982. The faucets and mirror look updated.

Our downstairs powder room

The foyer

We will need either a mirror and hall/foyer table to go here or a cute, antique piece like this one. I love it! :) I didn't feel it'd be proper to ask for it with the sale of the house.. it looks like such a special piece for the family, The McBrides. I'd hate to take it away from them. It is lovely though.

 A view from the first step upstairs... and a future prom picture photo op for Owen and his date.

The front door... where the party happens, where trick-o-treaters will be spoiled by us, where hugs'n'kisses from family members, and where the mistletoe will hang

a view of the seller's artwork along the stairwell going upstairs

I love this room. I'm really impressed with the shade on the wall and really would love to see this color more throughout the house :) Kudos to the parents/sellers

Living room, is a typical rectangle. I'm wondering if we take out that wall where that picture is and open up the living room to the family room how would this new space feel and look. Not that we'd do this anytime soon but it'd be nice to use this space. For now, I can totally see this area being the KID ZONE. Lol. There's no fireplace in the living room and we have zero furniture so a comfy sectional, area rug, and wall-sized-storage bins, an easel will def make for a fun and practical play room, for Owen.

2 windows in the living room which faces the front of the house towards the court. A Christmas Tree will be in this corner for sure one of these days!

Master bedroom.. simple and neutral. We will need to add an overhead light like a ceiling fan or something

View of the master bedroom

walk in closet on the left and the master bath on the right :)

walk in closet

Master bath

a very beachy feel to the bathroom. Just happens to be this was the theme of my first bathroom in chicago.. so I have a shower curtain that'll go great with my blue accessories :)

Our soon to be beach themed bathroom. Just needs some updated fixtures and a new shower head/knob

his/her sink and mirrors

I've got dibs on the left one ;) xoxox Dave

Now to the bedrooms... 3 of them. A beige one. A brown one (the largest of the 3). A blue one.

I think this will be Owen's room aka the nursery.. it has window treatments so that's one less thing to do! It also has a ceiling fan!

The guest room.. This brown room is the largest of the 3 bedrooms. No window treatments or a ceiling fan in this room which is why it'll be the guest room for our spare, queen sized bed. 

The blue room will become the office... for now! 

or....once Owen is old enough.. he'll upgrade to this blue room. I think to avoid painting costs.. I'll make his childhood bedroom a nautical theme. I think black furniture or beach/ashwood furniture will look good in this darker room. Needs some blackout blinds for sure. I think sailboats will look cute in this room, lifesavers, oars, fishing poles, lures, bobbers. I can see the potential already. :)

Look there's already bead board and hooks for Owen's backpack and stuff :)

The kids' bathroom.. It's a mustard yellow

or maybe a sunflower burnt yellow. It's different. Very mature.

I'm not sure if we'll keep it this color. One thing is for sure. Those blinds face the court so those blinds will def always be drawn! hahaha!

So leaving the 2nd floor... and going underground.

This is our favorite part of the house. The amazing basement. First things first, the home inspector says we need to fix the humidifier and get a HVAC specialist to service the furnace. The water heater is pretty new... so that's good for us. Dave and I both agreed we need to install a new sump pump, get a back up sump pump, and a back up battery or generator. The last thing I want is a flooded basement. So to make this space livable and not an accident-waiting-to-happen we need to safeguard it. 

Going down. Cute lil sconce on the wall

New carpet 2012!

If you turn right from the stairs you'll run into a closet, a half bath, and a bedroom/office then the unfinished utility room (storage/furnace/water heater/radon system)

If you turn left.. you see picture 1..

picture 2...

picture 3.. JACKPOT! love the white, custom built in's!

That spot for a tv is 46x42

I envision this to be a mancave. LOL. Treadmill to be ordered on BLACK FRIDAY 2012! adios gym membership forever...

that load bearing pole will 100% be surrounded by foam of sort. Hobby Lobby or Loew's is calling my name. I can totally see Owen scooting around on his indoor tricycle or car or pushing a walker and BAM! clonking out his 2 front teeth. This will be an immediate repair before we move in.

Now leaving the house to go to the backyard.

Through the french door? It's not a slider. Regardless, this needs to be replaced. The door sticks a lot and probably is drafty too.

Screened in porch

Screened in porch with views to our backyard and our neighbor's garage

Screened in porch leads to deck.. or should we call it a tree house.

Holy big oak tree, batman!

Hiya, Oak! 

I'm Kathy

you're pretty just as you are.. (but we are going to have to trim you a bunch or remove you. sorry :( )

Deck is in some serious need of cleaning, powerwashing, and sealing it up!

Deck

Back door screen door doesn't even close, it's buckled/wharped. Not sure why? Moisture probably.