New home inspection to do list or must do list. And home general question.

[MetalSlug]

I know I make a few thread about home, I should just make all in one.

This is my very first house that I bought. I will start learning about maintained and general repair.

I got an home inspection come out and inspect the house. He came back with some issue need to look at.
My realtor asking the seller for repair, after a long talk back and forward. The seller decision is take some moneys off the house and I repair everything, I agree with that.

I will move in very soon and I would like some of the issue need to be taken care first. My budget is $2000

My water heater is not working. How much for a new water heater or should I go tank less. I'm talk about new unit install and labor

Here is what my inspection report say, please look at this and give some advice for cost guess estimate also who I need to call for each repair or some one that call do it all? The inspection told me the water heater and GFCI is main concern.
“
1:
The GFCI outlet at the master bathroom has hot and neutral reversed and it does not trip. “


2:
The A/C was functioning at the time of the inspection. Condenser - 2013
The main drain line under the sink at the hall bathroom is not connected.
The safe T switches of both A/C are missing. Need to insulate all the drains pipes


3:
Comments: The sink at the hall bathroom drains slow.

No true P trap under the sink at the hall bathroom. Should use the PVC pipes.

The P trap under the right sink at the master bathroom is in wrong position and it will not block the gas from the sewage


4.
Looks like the water heater is the original and the water is not that hot. I would recommend having the unit replaced if necessary. The drain pan and the drain line are missing.

 

[PontiacHO]

Number 1 for sure. Number 3 next. Wait and see on number 4 hot water heater, it may be ok. If HVAC number 2 is working just wait until repairs are really needed.

 

[supton]

Sounds like you get to learn about home repairs.

The GFCI would be low on my list, but should be easy to fix… if you don’t know what you’re doing, I would wait until you do. Should be safe to ignore for now, unless if are in the habit of using you hair curler while taking a bath.

Sounds like the plumber was subpar and much of what was done may need to be redone? To me, fixing hot water would be first, but I hate cold showers and my water is very cold right now.

 

[Cropduster172]

Choosing between standard water heater and tankless...I'd go standard 40-50 gallon gas preferably but electric is fine. Flushing a water heater once/year is easier and faster than maintaining tankless ones. IMO

 

[Pablo]

In some states, selling house with a non working WH is almost a no go. Hope you got mucho $ off.

Fixing #1 could be super easy OR lead to a host of excitement.

When was house built?

 

[zzyzzx]

Maybe the temperature setting on the water heater needs to be upped. In so far as a potential replacement, it would depend on the location of the existing water heater.
All of this is minor stuff.

 

[AZjeff]

Are you going to try to do these repairs yourself or hire them done? Replacing a water heater with the same model isn't hard or expensive as existing plumbing will work. Changing sizes or going from electric to gas or installing a tankless is going to require changes and cost some money to have done. Plumbers aren't cheap.

#1 an easy fix

#2&3 aren't critical but I'd get electrical concerns corrected sooner than later.

Realize someone was living in the house with these concerns and probably didn't realize they existed. Also home inspectors always find things to report to justify their charge.

 

[MetalSlug]

Home build 2002

 

[Pablo]

Home build 2002

Then it just seems like bubba installed replacement GFCI outlet incorrectly. SB easy

Check the basics on the other items. Easy fixes first you tube and interweb your friend

 

[JayhawkRoy]

40 gal Rheem gas hot water heater from Home Depot is around $500, as a price comparison. Will probably need some other materials and supplies to get it installed correctly.

 

[MetalSlug]

Good to know its not major. But I do need water heater since I need it for changing my aquarium fish tank and take a shower, cold shower is a no no for me lol

 

[alarmguy]

You should be able to get a water heater installed for around $1,200 stick to a basic heater if that is all your budget allows. No big difference and skip the "upgrades"
Do not go tankless.

Getting a plumber and electrician to take care of those other things you will need estimates. Sounds really strange for a 23 year old house.

Drain line not connected? that is strange (plumber estimates)
No outside cutoffs for the HVAC units even more strange. (electrician estimates)
Easy fix for GFCI

Like you say, you need hot water first so there is your #1 project.

 

[hemitom]

Unfortunately the budget of $2000 is not going to take you far .
Hopefully you managed a decent discount on the home .
A lot of these issues you can rectify yourself to save some money .
As soon as you start bringing in trades IE, plumber , electrician etc, the price goes up quickly.
AS Alarmguy states some of these issues seem very odd I think the A/C was done on the cheap by a buddy no way should the A/C not have cut offs .

 

[MetalSlug]

So you guy still recommend tank water heater over tankless water heater ?

 

[Hall]

I doubt you'll get a tankless water heater installed for your entire $2000 budget. A tankless also requires electrical work - running new wiring (8 or 10 gauge) along with a 30-40a breaker. The water heater alone will run you $500-1000 and that's if you can DIY the job. A plumber will charge you $1500 (going rate in my area) for a standard water heater plus install.

You said the water heater "is not working" but then said the water "isn't that hot". Which is it ? You can turn up the temperature.

The GFCI is (should be) super easy if you know someone that's comfortable working on electric.

 

[alarmguy]

So you guy still recommend tank water heater over tankless water heater ?

Absolutely, there is no advantage to tankless even more so if you currently have a tank.

When I say no advantage, it is possible a tankless can be marginally more efficient, depending on your usage.
With that said tankless is more expensive and more expensive to maintain. You will absolutely depending on your water supply have to clean out the coils in a tankless water heater. Keep in mind the more dirty those coils get the less efficient. The unit becomes literally less sufficient a couple months after it’s installed if your water supply has chemicals that will line the interior coils or hard water

In addition there is much more electronics that could possibly go wrong with a tankless water heater.

You emphasize that you are on a budget. I seriously doubt you would see any advantage including the cost to a tankless water replacing a tank water heater.

This article is a pretty balanced view, but make sure to read it through because at first it sounds like they are in favor of tankless so it’s important you read it through because you will see some of the points I have mentioned here are also mentioned in the article towards the bottom

https://www.bobvila.com/articles/tank-vs-tankless-water-heater-cost/

 

[PontiacHO]

Question: aren’t tankless water heaters gas?

 

[alarmguy]

Question: aren’t tankless water heaters gas?

They can be either

 

[MetalSlug]

Which front home door lock do you guy recommend ?

 

[Nukeman7]

Which front home door lock do you guy recommend ?

I prefer the Kwikset electronic deadbolts with a companion lever handle latch that can be operated with a traditional key, electronic touchpad or Smartphone. Kwikset offers the Smartkey feature which allows you to change or match existing keys without having to elicit the services of a locksmith. Kwikset and Schlage are the brands that can be found anywhere in the USA and any locksmith/hardware store can service them with in-stock parts.

Here is a Kwikset Halo Touchscreen Lock with Lever Handle that offers features that I find useful.