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HELP! (well report and HVAC repair)


alabjr

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So we’re supposed to close on the house tomorrow in Readington (Whitehouse Station), but we only received and were finally able to review over this weekend the well report and an HVAC invoice for a repair we asked for after inspection. Let me ask one at a time:

1. The primary and secondary well reports came back as failing because of very high levels of iron, lead, arsenic, and radon. Anyone know how serious this is? Our realtor called two different people and they both said about $10k total for the multiple types of remediation, including some kind of barrel fill up and continual dumping for the arsenic. We will be asking for sufficient funds to be held in escrow so we can address.

We’re also wondering, after initial remediation, is this an ongoing expense we have to worry about in order to keep levels down? (arsenic in particular, as it seems like proper softening/filtration is good for the lead). 
 

2. Both A/C units were blowing at a much too warm temp out of the vents at inspection (one blowing 74 the other 68 - should be around 58). The most concerning part is that the units are only 4 and 2 years old. When we asked for a repair or credit, they chose to repair, but the invoice was very minimal in the description of the work done. It seemed to me that there must’ve been a leak or something bigger going on, but the tech from the seller’s chosen company MJM HVAC repair (in Neshanic Station) just wrote “replaced capacitor in downstairs unit and charged with refrigerant, and charged upstairs unit with refrigerant, both units seem to be functioning properly,” followed by the dollar amount. Nothing about a leak check, no explanation as to WHY 4 and 2 year old units already need to be recharged (they really should NEVER need to be recharged right, unless there’s a bigger issue???). Should I feel confident about this, or do you think in a month after moving in we’ll need a recharge again due to the refrigerant leaking out, then an inevitable full replacement? We’re spending a lot on this house and don’t have 10’s of thousands sitting around for too much after moving in!

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Does the house have some sort of climate or hvac ducting? It's going to be getting cooler soon, might as well put that off till a later date.

I'm with nomad, radon and lead are bad enough. All of that is on the seller. You shouldn't be shelling that kind of money for well issues

Not trusting the government doesn't make you a conspiracy theorist, it makes you a history buff

 

 

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I’ve lately been doing research as my well water started smelling like sulfur when using lots of water 4.5 years in our home. From what I’ve been reading large percentages of well water in the country contain forever chemicals.  By no means am I saying it’s fine however I’m pretty sure the sellers should be making the proper solutions to the water issue your dealing with. Also as soon as you can call some well companies and ask them not your realtor. The realtor wants this deal to go through. 

Edited by mike033089
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whitehouse is know for arsenic. the company i work for installs arsenic filters. its a charcoal filter and we have many customers in whitehouse. i will PM you what the filters look like and i could get a ballpark price from one of the salesman. if you would like. 

you want to take care of the radon problem as well. 

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16 minutes ago, mike033089 said:

I’ve lately been doing research as my well water started smelling like sulfur when using lots of water 4.5 years in our home. From what I’ve been reading large percentages of well water in the country contain forever chemicals.  By no means am I saying it’s fine however I’m pretty sure the sellers should be making the proper solutions to the water issue your dealing with. Also as soon as you can call some well companies and ask them not your realtor. The realtor wants this deal to go through. 

Sage advice Mike.

Alab contact these folks.

https://www.stoverswellsandpumps.com/service-area/whitehouse-station-nj/

“In a civilized and cultivated country, wild animals only continue to exist at all when preserved by sportsmen.” -Theodore Roosevelt

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Thanks for all the advice so far! As far as our priorities, obviously we are prioritizing well over AC if it winds up being one or the other. But installing two new AC units will cost $15-20k so it’s not as simple as dismissing it, especially when the house was being touted by seller as having brand new HVAC systems before we placed our over-asking offer (this was back in July when the market was still much hotter than it is now). 
 

Anyone know of the well company D&L? They’re the company the seller apparently used for a new well pump about a year ago, and the owner commented on my wife’s FB post about our well report issue, offering to help. 

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On the AC systems, I would ask the seller who installed the systems. If there is refrigerant leaks in the evaporator ( most probable small leaks) they could be covered under warranty based on the age. It could be as simple as a leaking Schrader fitting ? Without a through inspection, it would be a quess.

If they were installed by a friend and not registered, warranty may not apply.

I would recommend getting a reputable local (not big billboard) company to fully clean and inspect the equipment. You will have to pay for labor and refrigerant, but if the coil is warranted, it should not be 10 k cost.

Sent from my SM-G781V using Tapatalk

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I just went through buying and selling houses.  I don’t envy your position. Seems fishy that they just provided you with this information over the weekend and you are closing today.    

A lot easier to ask for things now as opposed to after you close so I’d ask your lawyer about adding escrow money for the AC too.  

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Those well water contaminants will most likely not go away. That means constant treatment for the life of the home. And, when you go to resell the new buyers will look at that issue and hesitate just as you did. Unless it is your dream house with a 1000 acre deer sanctuary in the back yard you may want to keep looking. 

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