潛水多時, 受益匪淺。 今日實有一事, 不知如何處理, 還望各位大佬, 前輩不吝指教。
會說大約2年半前買一異地投資房,SFH, 2010年的房子。 買房,房檢,過戶都由 agent 全權處理, 沒去現場。 seller 之後又租住大概半年, 搬走之時隻是 agent walk thru 一遍, 沒有發現問題。 之後現房客搬入一直住到現在。
問題大概去年11底發現,因為sewer pipe 堵塞, 工人工作時發現外牆磚上一條長crack, 上寬下窄, 最寬處大約 1/4inch. 因為還在10年 warranty 裏, 我 submit claim and sent pic, 被告知這不是 structural problem, 他們不管。 我們也就以為沒有大問題, 就沒有再理。 結果今年夏末, tenant 報告說地板有些地方有黑色 stains, 有些地板出現移位, 意識到可能真有結構問題, 我們去了一趟, 也雇了一位 structural engineer 去檢查, 結果他認為有結構問題, 建議用 helical piers to fix. 他推薦兩家公司, 一家估價¥24K, 一家¥28K, 如果再掀開地板解決地板受潮問題,¥32K。
我把報告發給warranty 公司, 他們又雇了另一家structual engineer 去查, 新的報告雖然列出了所有問題, 但結論卻是不被cover, 所以claim 被rejected.
以下是它的 conclusion
“The noted slab cracks are consistent with shrinkage cracking, expansion/contraction of the concrete slab and minor-to-moderate differential movement of the foundation slab. The slab cracking has not significantly affected the structural integrity of the foundation or the house. The flooring damage and exterior brick veneer cracking are reflecting the movements of the foundation slab. As requested, RB Engineering, Inc. has evaluated the residence with the following conclusions as to warranty coverage as described in this report: • In general, the residence remains in adequate structural condition and the structural systems are functioning as intended. The disturbances (foundation slab cracks, flooring issues, isolated brick veneer cracking) noted in this report do not represent a failure of any structural components. RB Engineering, Inc. did not observe any issues at the subject residence that meet the major structural defect criteria as described in this report. Specifically, sections 3 and 4 of the major structural defect criteria have not been met.“
結論依據的warranty 條款如下:
“A Major Structural Defect is: (1). Actual physical damage; (2). to the designated load-bearing portions of a Home; (3). caused by failure of such load-bearing portions that affects their loadbearing functions; and (4). to the extent that the Home becomes unsafe, unsanitary, or otherwise unlivable. All four portions of the definition must be met to qualify the Home for Major Structural Defect. The warranted load bearing portions of the Home are the framing members and other structural elements that transfer the load to the supporting ground. “
按照這個條款,隻有房子快塌了,他們才負責 :-( warranty 明年4月就過期, 估計那之前這個房子還到不了他們的負責標準。
現在我們不知該怎麽做:
1. 不修賣房子, 不知賣不賣出去, 估計價錢也好不了吧
2. 自己出血修,太貴了, 還要拆deck, 地板也得更換
3. 不管它, 不知問題還會不會繼續惡化, 如果2017年過戶時沒有這些問題, 那就是這兩年發生的, 已經八年的房子還在settle,是可能的嗎? 按照房客說法, 她覺得是去年夏秋下雨太多造成, 問題也確實是去年11月發現的。前屋主說他沒有發現這些問題, warranty 那裏也沒有以前的claim. 補充一點, 這個房子的後部有個3 米左右 deck, 然後就是個很陡的斜坡下到一個山穀,穀底一條小溪。 隔壁還有一個房也是這樣位置, 據房客說, 那家也發現同樣問題。所以如果不修, 不知會不會繼續惡化, 再來一些大雨, 會不會繼續下陷?
4. 現在能找誰來承擔責任? warranty, house inspector, previous owner? 這樣的情況能打官司嗎? 有律師肯接嗎?
囉嗦太長, 不好意思打擾大家, 隻是新手沒有經驗, 好不容易投點資, 錢沒賺著, 還攤到這末大一麻煩, 還望大家指條明路。 萬分感謝!!