Our agent is submitting an offer on the house today at 2 pm. I'm not sure if I'm excited or not. It's a good house with everything we wanted and a decent location. In the area we wanted but not quite middle of city more like edge. Still in the school district but DH's commute is longer than I would have liked. But otherwise the location works. It works for us weekend commute wise to where we like to go. It works for schools. It works for quiet. The house is a good layout and a good size.

So any hang ups? Well we are coming in under asking by a lot. And we do have an escalation in case there is another offer. We decided this because we had a home inspection yesterday because our realtor felt something was off about the house but couldn't pinpoint it. She said the preinspection the seller did didn't feel right to her so she asked us to get one. Turns out she was right. Best $675 we ever spent. Over 4 hours and we now know that the roof is leaking in multiple places including a couple of skylights. The siding has problems and needs repair that will cause the house to need to be painted. The backyard has to be regraded with the sitting water and side of driveway recemented. We also need to replace the water heater and piping, and the a/c that they once had obviously broke and they hauled it away so they wouldn't need to replace it. It's something we'd like to replace as well. So hence our below ask offer. They may laugh us off but at least we did our due diligence and will accept the house for less.

Our plan initially before the inspection was to put wood throughout the entire house and paint it. The house is 2004 built and quite dirty. The roof leak was probably due to the owner power washing it and probably the builder being cheap when installing it. The siding was due to improper installation. But this is all fixable. Inside was okay but normal wear and tear of carpet all over the house from 13 years and probably never replaced. And never painted so marks all over the wall.

Interestingly their inspection report did not find the roof leaks. Nor the siding issue. It also said "owner has a lot of personal effects making evaluating the house difficult." And yes they have A LOT of stuff. Nice, expensive stuff, but OMG it was really crammed into the house. I say that not as someone trying to minimize but really as someone just house hunting. Seriously they should have rented a storage because a couple of the rooms you couldn't really see the floor it was packed full of boxes and stuff.

Anyway we'll see what they even say or respond.