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House offer question
Posted on 8/5/26 at 10:45 pm
Posted on 8/5/26 at 10:45 pm
We found a house in Lake Charles that we really like. House is only 3 years old. But while touring the house I noticed that about half of the windows in the house were not correctly latched closed. The little flip latches wouldn't line up with the window correctly to lock. All of them were flipped "closed" without going into the latch, which made them worse because that just pushed the windows out further from their correct location so they weren't sealed. They were single-hung, tilt-in windows.
Maybe the heat and humidity has them swelled up. Maybe the previous owners just didn't know what they were doing so they've been like that for a while. Or maybe they weren't installed well and have always been like that.
But I don't want to have to get to the inspection phase (and pay for the inspection) before this is addressed. How do I approach this in the offer? Could I make an offer contingent on correcting the windows? Or should I wait and address that after the inspection? TIA
Maybe the heat and humidity has them swelled up. Maybe the previous owners just didn't know what they were doing so they've been like that for a while. Or maybe they weren't installed well and have always been like that.
But I don't want to have to get to the inspection phase (and pay for the inspection) before this is addressed. How do I approach this in the offer? Could I make an offer contingent on correcting the windows? Or should I wait and address that after the inspection? TIA
15
Posted on 8/5/26 at 10:48 pm to Kingpenm3
Tell them your offer is pending then fixing the windows. Worst case they’ll throw in money to help cover closing costs.
Posted on 8/5/26 at 10:49 pm to Kingpenm3
Do we look like your agent, baw? This is a question better directed at him/her than us to be completely honest.
Posted on 8/5/26 at 10:50 pm to Adam4848
quote:
Worst case they’ll throw in money to help cover closing costs.
I don't think you meant to but that is solid nonetheless.
Posted on 8/5/26 at 10:52 pm to Kingpenm3
Given recent history, I would be careful. There’s a pretty good chance Mother Nature will buttfrick your investment into oblivion like it has that entire area over the last 20 years.
Posted on 8/5/26 at 11:02 pm to Kingpenm3
You’ve got two choices as I see it. Have your realtor tell them you want to make an offer contingent on fixing the windows.
Or
Let the inspector know you want thst fixed, and let him deliver the news.
I’d probably just knock some off the offer price with the inten to fix it myself before moving in.
My point is, there are a hell of a lot of people making quite a bit of money to make your transaction stress free….let some of them handle it.
Or
Let the inspector know you want thst fixed, and let him deliver the news.
I’d probably just knock some off the offer price with the inten to fix it myself before moving in.
My point is, there are a hell of a lot of people making quite a bit of money to make your transaction stress free….let some of them handle it.
Posted on 8/5/26 at 11:08 pm to Kingpenm3
Sounds like a pane.
This post was edited on 8/5/26 at 11:10 pm
Posted on 8/6/26 at 5:08 am to Spankum
Inspectors are worthless in this situation. At miniyou are looking at poorly installed windows. All have to be removed and reset.at worse you have a slab settlement issue. Id walk away.both indicate poor construction.
Posted on 8/6/26 at 5:09 am to Kingpenm3
quote:
ake an offer contingent on correcting the windows
But the home inspector should catch that as well and it would still be contingent to fix
Posted on 8/6/26 at 5:21 am to Kingpenm3
quote:
House is only 3 years old
quote:
They were single-hung, tilt-in windows.
The house wasn't built to modern standards? What else was done poorly during construction? I would have to bet shoddy doesn't begin to cover it.
Find a different home, on high ground.
Posted on 8/6/26 at 6:01 am to Kingpenm3
Windows issues?
Admins: Please move to Tech Board
Admins: Please move to Tech Board
Posted on 8/6/26 at 6:07 am to Kingpenm3
I had some family deal with this same issue. Eventually mold developed and now the house is unlivable. They’ve been going through the legal system for years, but it keeps getting pushed back.
It’s a nightmare. I wouldn’t buy that house until the windows are replaced and the house has been cleared for mold by a reputable company.
It’s a nightmare. I wouldn’t buy that house until the windows are replaced and the house has been cleared for mold by a reputable company.
Posted on 8/6/26 at 7:29 am to CoachChappy
Let the inspection happen and then bring it up. Yall are making a mountain out of a mole hill - it’s a minor adjustment to make these latch properly, but needs to be done by a service crew that’s certified in the specific brand of window. They do not need to be reinstalled or replaced.
Posted on 8/6/26 at 8:15 am to Kingpenm3
The sashes are meant to tilt out for easier cleaning. If they aren’t snapped back in place properly they won’t latch. I would check that first to make sure that’s not the issue.
Posted on 8/6/26 at 8:23 am to Kingpenm3
stay away from graywood homes and those by the new st. louis, they are all hastely constructed crap
Posted on 8/6/26 at 8:40 am to Kingpenm3
I would have your realtor bring up the concern with their realtor. Why wait? The sooner the 2 sides align on expectations, the better.
Posted on 8/6/26 at 8:42 am to Kingpenm3
Sounds like bad construction.
Move along with the quickness
Move along with the quickness
Posted on 8/6/26 at 10:22 am to Kingpenm3
I would see if anyone could verify the windows meet this requirement. Sounds like either they don't or someone did a crappy install.
quote:
The 2021 International Residential Code (IRC) and International Building Code (IBC) standards mandate specific performance criteria for windows based on local regional hazards. In Lake Charles, these codes are heavily driven by wind-borne debris rules and precise structural testing.
??? Structural Wind Load StandardsUnder the 2021 IRC (Section R301.2.1.1) and 2021 IBC (Section 1609.3), window design pressures are aligned with ASCE 7-16 wind maps.Design Speeds: Calcasieu Parish falls into the high-velocity 150–160 mph wind zone.
Testing Requirements: Windows must be tested and labeled by an approved agency to meet AAMA/WDMA/CSA 101/I.S.2/A440 standards.Impact
Resistance: Because local wind speeds exceed 140 mph, windows in wind-borne debris regions require impact-resistant glazing tested under ASTM E1996 or must be protected by structurally anchored shutters
Posted on 8/6/26 at 11:26 am to Kingpenm3
quote:
We found a house in Lake Charles that we really like. House is only 3 years old. But while touring the house I noticed that about half of the windows in the house were not correctly latched closed. The little flip latches wouldn't line up with the window correctly to lock. All of them were flipped "closed" without going into the latch, which made them worse because that just pushed the windows out further from their correct location so they weren't sealed. They were single-hung, tilt-in windows.
Maybe the heat and humidity has them swelled up. Maybe the previous owners just didn't know what they were doing so they've been like that for a while. Or maybe they weren't installed well and have always been like that.
But I don't want to have to get to the inspection phase (and pay for the inspection) before this is addressed. How do I approach this in the offer? Could I make an offer contingent on correcting the windows? Or should I wait and address that after the inspection? TIA
Not a good sign. Think about all the other problems that will be uncovered. You might want to move on.
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