Brooklyn1 wrote:
> On Wed, 21 Oct 2015 08:47:07 -0600, Questa > wrote:
>
>> Cindy Hamilton wrote:
>>> On Tuesday, October 20, 2015 at 5:41:04 PM UTC-4, BigC300 wrote:
>>>> actually, you cannot stand water in your kitchen sink that will
>>>> sterilize your dishes...150 degrees. Most modern dish washers have a
>>>> heater that comes on to "sterilize" the dishes after they are washed.
>>>>
>>>> I believe if I built a new home, the "tankless" water heater is the
>>>> way to go. No running out of hot water if someone enjoys he hot shower
>>>> too much.
>>>>
>>>>
>>>> William
>>>
>>> When our current high-E water heater dies, I'm going to lobby for a
>>> tankless. We've already got the PVC exhaust in place.
>>>
>>> Cindy Hamilton
>>>
>>
>> Get a good measurement on your incoming winter season water temp.
>> Tankless used not to work that well in very cold climes or on super cold
>> well water.
>
> That's BS,

No, it is NOT!

Damn you're an officious little busybody. You trying for Marty's "expert
at everything" crown?

> tankless works fine with water at winter temps, unless the
> water is frozen... but then no kind of water heater will work.

I lived with a first generation (early 90s) electric tankless water
heater in my shop shower and sink and it was marginal at best, and
that's with pretty decent incoming temperatures.

The gas ones are much better now.

Tankless heaters are rated by the amount they raise the temperature of
the water at a specific flow rate (and as the flow goes higher, the
amount they raise the temperature is lower), for example:

Rise in Temp: 50°F 75°F 100°F
Flow rate: 3.8 gpm 2.4 gpm 1.9 gpm

Basically, the lower your incoming water temperature, the larger a unit
you need to get. Sizing is also dependent on the number and types of
simultaneous consumers of hot water (eg, being able to run two showers
at once requires a larger size than is needed for just a kitchen sink).

Cindy, your tankless still had to have an additional hole in the skin of the
house, did it not? That was my objection.

My water heater is located in the middle of the house on the lower level,
pretty much central to all plumbing needs. It takes 30 seconds or less to
get fully hot water to any faucet on the upper level.

N.

On 10/21/2015 6:15 PM, Brooklyn1 wrote:

>>>
>>
>> You need the inspections for the original Certificate of Occupancy but
>> after that, no one checks. I've been q homeowner for 50 years in two
>> states and no insurance company ever asked for anything. Insurance
>> company may drop you after if not to code, but they will pay.
>
> You haven't purchased a house for a long time (50 years according to
> you), insurance companys check now...

My first house was 50 years ago. My house here was 34 years, but both
my kids bought houses a couple of times in the last 20 years. None were
ever inspected. Perhaps some do, but certainly not all of them do.

On 21/10/2015 3:12 AM, John Kuthe wrote:
> On Tue, 20 Oct 2015 10:29:34 -0500, Mark Storkamp
> > wrote:
>
>> In article >,
>> William > wrote:
>>
>>> When you turn on your kitchen sink faucet, how long does it take for
>>> "hot" water 140 degrees to start flowing through the faucet?
>>
>> Twice as long as it used to. I was forced to remove all the 1/2" copper
>> and put in 3/4" to meet code. The line from the street is still only
>> 1/2", so the flow rate is no higher, but I've got twice the volume to
>> fill. Not the contractors fault, just the idiotic city code. The house
>> is over 100 years old and it has worked fine all this time, but the city
>> just can't keep their hands off of things.
>
> Building codes were made for a reason. Usually the reason boils down
> to MONEY like everything else, but ostensibly and often speciously is
> for "safety".
>
> John Kuthe...
>
1/2" plumbing tended to be noisier than 3/4".

--

Xeno

On 21/10/2015 1:10 PM, Dave Smith wrote:
> On 2015-10-20 21:50, Ed Pawlowski wrote:
>> On 10/20/2015 5:13 PM, Mark Storkamp wrote:
>>
>>>> Idiotic codes and inspectors is why a lot of people never get permits.
>>>
>>> Bathroom was replaced. Once any part of the plumbing is touched, the
>>> whole house has to come up to code. Fortunately electrical is different.
>>> Only the run from the box to the bathroom had to be updated.
>>>
>>> I've got a laundry sink, kitchen sink, bath sink, toilet, shower and
>>> outside faucet. That's 1 item too many for 1/2" lines. But that 3/4" is
>>> only required after the meter, so the buried line out to the street was
>>> left as is.
>>>
>>
>> Ouch! Perfect example of why people often don't get permits and
>> inspections.
>
> True.... but.... think about it... a laundry sink, a kitchen sink,
> bathroom sink, toilet shower and outside faucet.?? I can't see too many
> situations where they would all be drawing water at the same time. I
> have a well and a cistern , and I have a water pressure system that has
> a 1/2" line coming from the pressure system. It feeds my hot water
> heater, the kitchen, two bathrooms and two outdoor taps.
>
It wouln't matter anyway. The limit would be the line in from the street
which is still 1/2".

> When my younger brother moved into a newer house "downtown" it had a gas
> fireplace in the living room. He wanted a gas line out to the patio,
> which was on the other side of the wall. The gas guy didn't want to run
> it off the fireplace line because it would not have enough pressure for
> the BBQ and the fireplace. My brother had to explain that it did not
> matter because he would not be using the gas grill if it was cold enough
> to need the fireplace.
>
>


--

Xeno

On Wednesday, October 21, 2015 at 2:55:08 PM UTC-7, Dave Smith wrote:
> On 2015-10-21 5:22 PM, Ed Pawlowski wrote:
>
> >
> > You need the inspections for the original Certificate of Occupancy but
> > after that, no one checks. I've been q homeowner for 50 years in two
> > states and no insurance company ever asked for anything. Insurance
> > company may drop you after if not to code, but they will pay.
>
>
> FWIW.... my insurance company sent out an inspector about 6 years ago.
> I am surprised at the stuff the guy missed. He didn't even bother
> looking at my barn, and it is in rough shape. I am surprised they didn't
> drop the coverage on it, or else order major repairs. The only problem I
> had was with the oil tank. Since it was more than 25 years old I had to
> replace it. Hell, it was probably closer to 50 years.
>
> The annoying part of that was that after spending $2000 on installing a
> new oil tank and having an old furnace that was due for replacement,
> month or two after the tank was installed the gas company brought a line
> down our road and it ended in my front yard. I would be able to hook up
> to it for free. I waited a couple years before I switched to oil. If I
> waited a couple weeks I could have switched to gas right away and saved
> that $2000.

This reminds me of a story my hard-headed Hungarian co-worker told me.
He bought a house up in the hills, on acreage. It used propane for heating
and cooking, so he ordered a tank fill.
The upshot was that it was too old to be filled any more. His reaction
was not to buy a new tank, but to buy an oil furnace. The oil company
had no problem with using an old propane tank to hold oil.

On Wednesday, October 21, 2015 at 4:27:56 PM UTC-4, Brooklyn1 wrote:

> It's impossible to get homeowner insurance without plumbing,
> electrical, etc. certification... or if you have an electrical fire
> insurance won't pay when they discover you made changes without having
> a licensed electrician sign off on it... and no licensed electrition
> will sign off on work you did.

You may be correct for your jurisdiction, but not for mine. There's no
requirement in Michigan for a new Certificate of Occupancy when a house is
sold. I have bought three houses and sold two, and never saw a CO, nor did
my insurance agent ask for one. Since this house was built in 1948
and has never had major remodeling, I doubt one was ever issued.

When we bought this house, we didn't even get an outside inspector. We
did our own, and neither the bank nor the insurance company had a problem
with that.


Cindy Hamilton

On Wednesday, October 21, 2015 at 6:38:31 PM UTC-4, Nancy2 wrote:
> Cindy, your tankless still had to have an additional hole in the skin of the
> house, did it not? That was my objection.

I don't have tankless, but the high-E tank water heater required two
side-by-side holes (one for intake, one for exhaust). For some reason,
punching holes in the house doesn't bother me a bit. Ok, the first
time it was nerve-wracking, but I trust my husband. The water heater
lines go through the exposed concrete block foundation, but the furnace
goes out a little higher, right through the split fieldstone veneer.
(The ground is a little higher on one side of the house.)

What's your objection, specifically, or is it just "I don't want holes
in my house"?

> My water heater is located in the middle of the house on the lower level,
> pretty much central to all plumbing needs. It takes 30 seconds or less to
> get fully hot water to any faucet on the upper level.

Groovy. The electric water heater that was in the house when we bought
it was centrally located, but it was impractical to keep it there when
we switched to gas.

Ah, lower level. I've got a basement.

Cindy Hamilton

On Wednesday, October 21, 2015 at 9:10:37 PM UTC-4, Ed Pawlowski wrote:
> On 10/21/2015 6:15 PM, Brooklyn1 wrote:
>
> >>>
> >>
> >> You need the inspections for the original Certificate of Occupancy but
> >> after that, no one checks. I've been q homeowner for 50 years in two
> >> states and no insurance company ever asked for anything. Insurance
> >> company may drop you after if not to code, but they will pay.
> >
> > You haven't purchased a house for a long time (50 years according to
> > you), insurance companys check now...
>
> My first house was 50 years ago. My house here was 34 years, but both
> my kids bought houses a couple of times in the last 20 years. None were
> ever inspected. Perhaps some do, but certainly not all of them do.

We've been through this before with Sheldon. He thinks every place
is like where he is. He's very parochial, and not just about this
issue.

Cindy

On Thu, 22 Oct 2015 04:00:24 -0700 (PDT), Cindy Hamilton
> wrote:

>On Wednesday, October 21, 2015 at 9:10:37 PM UTC-4, Ed Pawlowski wrote:
>> On 10/21/2015 6:15 PM, Brooklyn1 wrote:
>>
>> >>>
>> >>
>> >> You need the inspections for the original Certificate of Occupancy but
>> >> after that, no one checks. I've been q homeowner for 50 years in two
>> >> states and no insurance company ever asked for anything. Insurance
>> >> company may drop you after if not to code, but they will pay.
>> >
>> > You haven't purchased a house for a long time (50 years according to
>> > you), insurance companys check now...
>>
>> My first house was 50 years ago. My house here was 34 years, but both
>> my kids bought houses a couple of times in the last 20 years. None were
>> ever inspected. Perhaps some do, but certainly not all of them do.
>
>We've been through this before with Sheldon. He thinks every place
>is like where he is. He's very parochial, and not just about this
>issue.
>
>Cindy

An example of egocentricity. I suspoect Sheldon of having a touch of
Bryan's probable mental health disorder, Narcissistic Personality
Disorder, characterized by extreme egocentricity, lack of empathy for
others, etc.

John Kuthe...

On Wed, 21 Oct 2015 22:46:59 -0700 (PDT),
wrote:

>On Wednesday, October 21, 2015 at 2:55:08 PM UTC-7, Dave Smith wrote:
>> On 2015-10-21 5:22 PM, Ed Pawlowski wrote:
>>
>> >
>> > You need the inspections for the original Certificate of Occupancy but
>> > after that, no one checks. I've been q homeowner for 50 years in two
>> > states and no insurance company ever asked for anything. Insurance
>> > company may drop you after if not to code, but they will pay.
>>
>>
>> FWIW.... my insurance company sent out an inspector about 6 years ago.
>> I am surprised at the stuff the guy missed. He didn't even bother
>> looking at my barn, and it is in rough shape. I am surprised they didn't
>> drop the coverage on it, or else order major repairs. The only problem I
>> had was with the oil tank. Since it was more than 25 years old I had to
>> replace it. Hell, it was probably closer to 50 years.
>>
>> The annoying part of that was that after spending $2000 on installing a
>> new oil tank and having an old furnace that was due for replacement,
>> month or two after the tank was installed the gas company brought a line
>> down our road and it ended in my front yard. I would be able to hook up
>> to it for free. I waited a couple years before I switched to oil. If I
>> waited a couple weeks I could have switched to gas right away and saved
>> that $2000.
>
>This reminds me of a story my hard-headed Hungarian co-worker told me.
>He bought a house up in the hills, on acreage. It used propane for heating
>and cooking, so he ordered a tank fill.
>The upshot was that it was too old to be filled any more. His reaction
>was not to buy a new tank, but to buy an oil furnace. The oil company
>had no problem with using an old propane tank to hold oil.

That's because the oil stored was not under any pressure, it is pumped
out.

Sometimes it's kind of a bitch knowing how everything works!! But I've
been suffering this most of my life. I've always been a science geek!

John Kuthe...

On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
> wrote:

> When we bought this house, we didn't even get an outside inspector. We
> did our own, and neither the bank nor the insurance company had a problem
> with that.

When buying/selling a home In California, home inspections are done
(and paid for) by buyers seeking to protect themselves against
expensive surprises. The state only wants to know the purchase price
because the new owners property tax will be based on it.

--

sf

On Thursday, October 22, 2015 at 6:29:50 AM UTC-10, sf wrote:
> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
> > wrote:
>
> > When we bought this house, we didn't even get an outside inspector. We
> > did our own, and neither the bank nor the insurance company had a problem
> > with that.
>
> When buying/selling a home In California, home inspections are done
> (and paid for) by buyers seeking to protect themselves against
> expensive surprises. The state only wants to know the purchase price
> because the new owners property tax will be based on it.
>
> --
>
> sf

That's the way it is here too - mostly the home inspection is checking for termite damage. That's a big problem here. They also do a title search to verify ownership and a land survey. That's all done to protect the money lender. I suppose if you pay in cash and like to gamble, you can forego all that.

On Thursday, October 22, 2015 at 12:29:50 PM UTC-4, sf wrote:
> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
> > wrote:
>
> > When we bought this house, we didn't even get an outside inspector. We
> > did our own, and neither the bank nor the insurance company had a problem
> > with that.
>
> When buying/selling a home In California, home inspections are done
> (and paid for) by buyers seeking to protect themselves against
> expensive surprises. The state only wants to know the purchase price
> because the new owners property tax will be based on it.

We did that for our first two houses, but for the third, we decided
to save ourselves a few hundred dollars and did our own, except that
we had a friend who's a stonemason or bricklayer (can't remember
which) come and look at the exterior, especially the chimney.
Husband is competent to inspect all of the mechanical systems
and general condition.

Cindy Hamilton

On Wed, 21 Oct 2015 21:10:37 -0400, Ed Pawlowski > wrote:

>On 10/21/2015 6:15 PM, Brooklyn1 wrote:
>
>>>>
>>>
>>> You need the inspections for the original Certificate of Occupancy but
>>> after that, no one checks. I've been q homeowner for 50 years in two
>>> states and no insurance company ever asked for anything. Insurance
>>> company may drop you after if not to code, but they will pay.
>>
>> You haven't purchased a house for a long time (50 years according to
>> you), insurance companys check now...
>
>My first house was 50 years ago. My house here was 34 years, but both
>my kids bought houses a couple of times in the last 20 years. None were
>ever inspected. Perhaps some do, but certainly not all of them do.

It depends on the age of the house, newer houses are typically not
inspected as the mechanicals would be up to code. The insurance
companies are not looking to do a "gotcha", they definitely want to
sell insurance, but they want to protect themselves and at the same
time protect the homeowners so they keep paying premiums. I consider
it a big plus that they send out an inspector who will offer free
advice on how to make my home safer and by the same token ways to keep
my payments lower. That was what initiated my having LED outside
lighting installed, I got a nice discount by installing that lighting.
Insurance companys want you to keep the exterior of your house well
lit, if only to keep guests from having a trip and fall and claiming
it was too dark.

On Wed, 21 Oct 2015 22:46:59 -0700 (PDT),
wrote:

>On Wednesday, October 21, 2015 at 2:55:08 PM UTC-7, Dave Smith wrote:
>> On 2015-10-21 5:22 PM, Ed Pawlowski wrote:
>>
>> >
>> > You need the inspections for the original Certificate of Occupancy but
>> > after that, no one checks. I've been q homeowner for 50 years in two
>> > states and no insurance company ever asked for anything. Insurance
>> > company may drop you after if not to code, but they will pay.
>>
>>
>> FWIW.... my insurance company sent out an inspector about 6 years ago.
>> I am surprised at the stuff the guy missed. He didn't even bother
>> looking at my barn, and it is in rough shape. I am surprised they didn't
>> drop the coverage on it, or else order major repairs. The only problem I
>> had was with the oil tank. Since it was more than 25 years old I had to
>> replace it. Hell, it was probably closer to 50 years.
>>
>> The annoying part of that was that after spending $2000 on installing a
>> new oil tank and having an old furnace that was due for replacement,
>> month or two after the tank was installed the gas company brought a line
>> down our road and it ended in my front yard. I would be able to hook up
>> to it for free. I waited a couple years before I switched to oil. If I
>> waited a couple weeks I could have switched to gas right away and saved
>> that $2000.
>
>This reminds me of a story my hard-headed Hungarian co-worker told me.
>He bought a house up in the hills, on acreage. It used propane for heating
>and cooking, so he ordered a tank fill.
>The upshot was that it was too old to be filled any more. His reaction
>was not to buy a new tank, but to buy an oil furnace. The oil company
>had no problem with using an old propane tank to hold oil.

Not in he US, I don't believe that BS.

On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
> wrote:

>On Wednesday, October 21, 2015 at 4:27:56 PM UTC-4, Brooklyn1 wrote:
>
>> It's impossible to get homeowner insurance without plumbing,
>> electrical, etc. certification... or if you have an electrical fire
>> insurance won't pay when they discover you made changes without having
>> a licensed electrician sign off on it... and no licensed electrition
>> will sign off on work you did.
>
>You may be correct for your jurisdiction, but not for mine. There's no
>requirement in Michigan for a new Certificate of Occupancy when a house is
>sold. I have bought three houses and sold two, and never saw a CO, nor did
>my insurance agent ask for one. Since this house was built in 1948
>and has never had major remodeling, I doubt one was ever issued.
>
>When we bought this house, we didn't even get an outside inspector. We
>did our own, and neither the bank nor the insurance company had a problem
>with that.
>
>
>Cindy Hamilton

I say you're a ****ing liar... every state in the US requires a CO,
that's what they use to base property taxes.. are you saying where you
live there are no property taxes... now I know you are a welfare bum,
living in section 8 housing.

On Thu, 22 Oct 2015 04:00:24 -0700 (PDT), Cindy Hamilton
> wrote:

>On Wednesday, October 21, 2015 at 9:10:37 PM UTC-4, Ed Pawlowski wrote:
>> On 10/21/2015 6:15 PM, Brooklyn1 wrote:
>>
>> >>>
>> >>
>> >> You need the inspections for the original Certificate of Occupancy but
>> >> after that, no one checks. I've been q homeowner for 50 years in two
>> >> states and no insurance company ever asked for anything. Insurance
>> >> company may drop you after if not to code, but they will pay.
>> >
>> > You haven't purchased a house for a long time (50 years according to
>> > you), insurance companys check now...
>>
>> My first house was 50 years ago. My house here was 34 years, but both
>> my kids bought houses a couple of times in the last 20 years. None were
>> ever inspected. Perhaps some do, but certainly not all of them do.
>
>We've been through this before with Sheldon. He thinks every place
>is like where he is. He's very parochial, and not just about this
>issue.
>
>Cindy

Now I know not to believe anything you say.

On Thu, 22 Oct 2015 09:38:52 -0500, John Kuthe >
wrote:

>On Thu, 22 Oct 2015 04:00:24 -0700 (PDT), Cindy Hamilton
> wrote:
>
>>On Wednesday, October 21, 2015 at 9:10:37 PM UTC-4, Ed Pawlowski wrote:
>>> On 10/21/2015 6:15 PM, Brooklyn1 wrote:
>>>
>>> >>>
>>> >>
>>> >> You need the inspections for the original Certificate of Occupancy but
>>> >> after that, no one checks. I've been q homeowner for 50 years in two
>>> >> states and no insurance company ever asked for anything. Insurance
>>> >> company may drop you after if not to code, but they will pay.
>>> >
>>> > You haven't purchased a house for a long time (50 years according to
>>> > you), insurance companys check now...
>>>
>>> My first house was 50 years ago. My house here was 34 years, but both
>>> my kids bought houses a couple of times in the last 20 years. None were
>>> ever inspected. Perhaps some do, but certainly not all of them do.
>>
>>We've been through this before with Sheldon. He thinks every place
>>is like where he is. He's very parochial, and not just about this
>>issue.
>>
>>Cindy
>
>An example of egocentricity. I suspoect Sheldon of having a touch of
>Bryan's probable mental health disorder, Narcissistic Personality
>Disorder, characterized by extreme egocentricity, lack of empathy for
>others, etc.
>
>John Kuthe...

Koochie, you've never owned ANYTHING you POS LOSER.

On Thursday, October 22, 2015 at 9:29:50 AM UTC-7, sf wrote:
> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
> > wrote:
>
> > When we bought this house, we didn't even get an outside inspector. We
> > did our own, and neither the bank nor the insurance company had a problem
> > with that.
>
> When buying/selling a home In California, home inspections are done
> (and paid for) by buyers seeking to protect themselves against
> expensive surprises. The state only wants to know the purchase price
> because the new owners property tax will be based on it.
>

We paid for an inspection because I didn't know what I didn't know.
The inspector found some unsafe wiring that the homeowner had done in
order to run an electric dryer. He gave the structure and furnaces
a clean bill of health. So we made as a contingency, restoring the
wiring to the previous safe condition.

We watched my ex-brother-in-law -- who remodeled kitchens and bathrooms
on the side -- inspect a house before my friends bought it. The only
thing he noticed was that the water heater had been hooked up to
copper pipe without a dielectric union. And they lived in that house
trouble-free for many years.

John Kuthe wrote:
>> We've been through this before with Sheldon. He thinks every place
>> >is like where he is. He's very parochial, and not just about this
>> >issue.
>> >
>> >Cindy
> An example of egocentricity. I suspoect Sheldon of having a touch of
> Bryan's probable mental health disorder, Narcissistic Personality
> Disorder, characterized by extreme egocentricity, lack of empathy for
> others, etc.
>
> John Kuthe...


"Lack of empathy for others" you say?

Here, in this beneficent group of loving souls??

Really???

- who'd have guessed -

On 10/22/2015 12:29 PM, sf wrote:
> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
> > wrote:
>
>> When we bought this house, we didn't even get an outside inspector. We
>> did our own, and neither the bank nor the insurance company had a problem
>> with that.
>
> When buying/selling a home In California, home inspections are done
> (and paid for) by buyers seeking to protect themselves against
> expensive surprises. The state only wants to know the purchase price
> because the new owners property tax will be based on it.
>

Many people have no idea what to look for so a competent inspector makes
sense. I've done enough construction projects to do my own inspection,
but I understand some banks now want a report.

Back in the day before inspectors, you had your father or an uncle that
hopefully has a little clue go with you.

On 10/22/2015 4:15 PM, Brooklyn1 wrote:
> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
> > wrote:
>
>> On Wednesday, October 21, 2015 at 4:27:56 PM UTC-4, Brooklyn1 wrote:
>>
>>> It's impossible to get homeowner insurance without plumbing,
>>> electrical, etc. certification... or if you have an electrical fire
>>> insurance won't pay when they discover you made changes without having
>>> a licensed electrician sign off on it... and no licensed electrition
>>> will sign off on work you did.
>>
>> You may be correct for your jurisdiction, but not for mine. There's no
>> requirement in Michigan for a new Certificate of Occupancy when a house is
>> sold. I have bought three houses and sold two, and never saw a CO, nor did
>> my insurance agent ask for one. Since this house was built in 1948
>> and has never had major remodeling, I doubt one was ever issued.
>>
>> When we bought this house, we didn't even get an outside inspector. We
>> did our own, and neither the bank nor the insurance company had a problem
>> with that.
>>
>>
>> Cindy Hamilton
>
> I say you're a ****ing liar... every state in the US requires a CO,
> that's what they use to base property taxes.. are you saying where you
> live there are no property taxes... now I know you are a welfare bum,
> living in section 8 housing.
>

The CO is required when the house is built, but I've never seen mine in
any of my houses as I was not the first owner. CO has nothing to do
with taxes, that is determined by an evaluation and assessment by an
independent company every five years.

On 10/22/2015 6:41 PM, Ed Pawlowski wrote:
> On 10/22/2015 4:15 PM, Brooklyn1 wrote:
>> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
>> > wrote:
>>
>>> On Wednesday, October 21, 2015 at 4:27:56 PM UTC-4, Brooklyn1 wrote:
>>>
>>>> It's impossible to get homeowner insurance without plumbing,
>>>> electrical, etc. certification... or if you have an electrical fire
>>>> insurance won't pay when they discover you made changes without having
>>>> a licensed electrician sign off on it... and no licensed electrition
>>>> will sign off on work you did.
>>>
>>> You may be correct for your jurisdiction, but not for mine. There's no
>>> requirement in Michigan for a new Certificate of Occupancy when a
>>> house is
>>> sold. I have bought three houses and sold two, and never saw a CO,
>>> nor did
>>> my insurance agent ask for one. Since this house was built in 1948
>>> and has never had major remodeling, I doubt one was ever issued.
>>>
>>> When we bought this house, we didn't even get an outside inspector. We
>>> did our own, and neither the bank nor the insurance company had a
>>> problem
>>> with that.
>>>
>>>
>>> Cindy Hamilton
>>
>> I say you're a ****ing liar... every state in the US requires a CO,
>> that's what they use to base property taxes.. are you saying where you
>> live there are no property taxes... now I know you are a welfare bum,
>> living in section 8 housing.
>>
>
> The CO is required when the house is built, but I've never seen mine in
> any of my houses as I was not the first owner. CO has nothing to do
> with taxes, that is determined by an evaluation and assessment by an
> independent company every five years.

Bullshit.

> X-Trace: news.albasani.net h8oTgw9ApKJJWmZD1Ic2hkGOlSplHAloJPl0JyV+WtHDheBC6R RQhVvq0dn/WQ/fBxsPJpvbUihD3G8I4QgRByCqZ9j9haxCzndiR+vcVMo1/wVybQGPLnVGegUxCGMk
> NNTP-Posting-Date: Fri, 23 Oct 2015 03:35:16 +0000 (UTC)
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> User-Agent: Mozilla/5.0 (Windows NT 6.1; WOW64; rv:38.0) Gecko/20100101
> Thunderbird/38.2.0
> In-Reply-To: >
> Cancel-Lock: sha1:WRNv/Eq4LLslqmUC4rMR5dPPVus=


--

sf

On 10/22/2015 9:41 PM, Ed Pawlowski wrote:

> The CO is required when the house is built, but I've never seen mine in
> any of my houses as I was not the first owner. CO has nothing to do
> with taxes, that is determined by an evaluation and assessment by an
> independent company every five years.

A CofO is required when houses change hands in my town, and I believe
that's very common where I live. Still, a friend bought a house a
few towns over, they do not require one, when a house changes hands,
at any rate.

Of course, having one is not like having the house inspected, they
just check a few things. And having an inspection doesn't mean you'll
get all the information you need, I don't even know if there are
requirements to say you're an inspector.

nancy

On 10/22/2015 8:54 PM, Nancy Young wrote:
> On 10/22/2015 9:41 PM, Ed Pawlowski wrote:
>
>> The CO is required when the house is built, but I've never seen mine in
>> any of my houses as I was not the first owner. CO has nothing to do
>> with taxes, that is determined by an evaluation and assessment by an
>> independent company every five years.
>
> A CofO is required when houses change hands in my town, and I believe
> that's very common where I live. Still, a friend bought a house a
> few towns over, they do not require one, when a house changes hands,
> at any rate.
>
> Of course, having one is not like having the house inspected, they
> just check a few things. And having an inspection doesn't mean you'll
> get all the information you need, I don't even know if there are
> requirements to say you're an inspector.
>
> nancy


Where did I say that?

On Thursday, October 22, 2015 at 4:15:10 PM UTC-4, Brooklyn1 wrote:
> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
> > wrote:
>
> >On Wednesday, October 21, 2015 at 4:27:56 PM UTC-4, Brooklyn1 wrote:
> >
> >> It's impossible to get homeowner insurance without plumbing,
> >> electrical, etc. certification... or if you have an electrical fire
> >> insurance won't pay when they discover you made changes without having
> >> a licensed electrician sign off on it... and no licensed electrition
> >> will sign off on work you did.
> >
> >You may be correct for your jurisdiction, but not for mine. There's no
> >requirement in Michigan for a new Certificate of Occupancy when a house is
> >sold. I have bought three houses and sold two, and never saw a CO, nor did
> >my insurance agent ask for one. Since this house was built in 1948
> >and has never had major remodeling, I doubt one was ever issued.
> >
> >When we bought this house, we didn't even get an outside inspector. We
> >did our own, and neither the bank nor the insurance company had a problem
> >with that.
> >
> >
> >Cindy Hamilton
>
> I say you're a ****ing liar...

Did your mother teach you to talk that way?

> every state in the US requires a CO,
> that's what they use to base property taxes.. are you saying where you
> live there are no property taxes... now I know you are a welfare bum,
> living in section 8 housing.

It's quite possible a CO was issued when the house was built. I simply
have never seen one. Our property taxes are based on the most recent
sale price of the house, plus any improvements made since then. I "fondly"
recall getting a tax increase for a half-completed deck.

Cindy Hamilton

On Thu, 22 Oct 2015 21:41:26 -0400, Ed Pawlowski > wrote:

>On 10/22/2015 4:15 PM, Brooklyn1 wrote:
>> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
>> > wrote:
>>
>>> On Wednesday, October 21, 2015 at 4:27:56 PM UTC-4, Brooklyn1 wrote:
>>>
>>>> It's impossible to get homeowner insurance without plumbing,
>>>> electrical, etc. certification... or if you have an electrical fire
>>>> insurance won't pay when they discover you made changes without having
>>>> a licensed electrician sign off on it... and no licensed electrition
>>>> will sign off on work you did.
>>>
>>> You may be correct for your jurisdiction, but not for mine. There's no
>>> requirement in Michigan for a new Certificate of Occupancy when a house is
>>> sold. I have bought three houses and sold two, and never saw a CO, nor did
>>> my insurance agent ask for one. Since this house was built in 1948
>>> and has never had major remodeling, I doubt one was ever issued.
>>>
>>> When we bought this house, we didn't even get an outside inspector. We
>>> did our own, and neither the bank nor the insurance company had a problem
>>> with that.
>>>
>>>
>>> Cindy Hamilton
>>
>> I say you're a ****ing liar... every state in the US requires a CO,
>> that's what they use to base property taxes.. are you saying where you
>> live there are no property taxes... now I know you are a welfare bum,
>> living in section 8 housing.
>>
>
>The CO is required when the house is built, but I've never seen mine in
>any of my houses as I was not the first owner. CO has nothing to do
>with taxes, that is determined by an evaluation and assessment by an
>independent company every five years.

Taxes are primarilly assessed based on the land size and square
footage of the living structure plus any other improvements such as
fencing, driveways, etc.

The CO is recorded with the Town Clerk, used to be hand written in
large ledgers, later went on microfilm, now most are digital, but the
hand written original ledgers are still used and updated... title
companys employ people who know how to search those ledgers. When the
title search is performed the title company checks that there's a
current CO reflecting any major modifications such as remodeling a
kitchen/bath or adding a room, a porch, a patio, etc., including
permanent out buildings such as a barn, gazebo, detached garage,
especially swimming pools... these are recorded by photo by air
plane/copter flying over... then the town compares with previous
photos for additions and reasses taxes. Most people never see the CO
but the attorney who does your closing will have seen a document from
the title company showing the recording information, those identifying
numbers will be on your deed, and tax bill. A CO is public record,
anyone may look at it, these days most towns have all this information
on line along with tax information, selling prices and names on deeds
going back to when the house was built, and surveys.... many go back
to before that land was subdivided. If you do a search of your town
records you can check out all your neighbor's homes, check for taxes,
and ownership, often you'll discover that the name on deed is not the
name of the person living there, means they rent... often when a
couple lives there one name may not appear on the deed, could mean
they are not married or the property is in one name only, a lot of
couples owned their own homes prior to marriage, they may use one as a
vacation home, or rent one. A lot of couples keep their assets
separate, and nowadays they'd be wise to do so.

On Thu, 22 Oct 2015 20:35:05 -0700, sf > wrote:

>On 10/22/2015 6:41 PM, Ed Pawlowski wrote:
>> On 10/22/2015 4:15 PM, Brooklyn1 wrote:
>>> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
>>> > wrote:
>>>
>>>> On Wednesday, October 21, 2015 at 4:27:56 PM UTC-4, Brooklyn1 wrote:
>>>>
>>>>> It's impossible to get homeowner insurance without plumbing,
>>>>> electrical, etc. certification... or if you have an electrical fire
>>>>> insurance won't pay when they discover you made changes without having
>>>>> a licensed electrician sign off on it... and no licensed electrition
>>>>> will sign off on work you did.
>>>>
>>>> You may be correct for your jurisdiction, but not for mine. There's no
>>>> requirement in Michigan for a new Certificate of Occupancy when a
>>>> house is
>>>> sold. I have bought three houses and sold two, and never saw a CO,
>>>> nor did
>>>> my insurance agent ask for one. Since this house was built in 1948
>>>> and has never had major remodeling, I doubt one was ever issued.
>>>>
>>>> When we bought this house, we didn't even get an outside inspector. We
>>>> did our own, and neither the bank nor the insurance company had a
>>>> problem
>>>> with that.
>>>>
>>>>
>>>> Cindy Hamilton
>>>
>>> I say you're a ****ing liar... every state in the US requires a CO,
>>> that's what they use to base property taxes.. are you saying where you
>>> live there are no property taxes... now I know you are a welfare bum,
>>> living in section 8 housing.
>>>
>>
>> The CO is required when the house is built, but I've never seen mine in
>> any of my houses as I was not the first owner. CO has nothing to do
>> with taxes, that is determined by an evaluation and assessment by an
>> independent company every five years.
>
>Bullshit.

Ed is essentially correct, may not be five years in every jurisdiction
but towns regularly inspect properties checking for improvements that
would necessitate tax reassessment... indoor improvements are filed
for as permits by the contractor (if no permit is filed you can bet
your neighbors will turn you in), outside improvements are documented
by fly over photos, the photos will even show if you have a new roof
or siding/paint... in most towns a new roof requires a permit,
siding/paint too. Those digital photos they have now will show
everything, even if you're sunbathing nude in your backyard, they can
zoom right on all your parts. only I don't think there are enough
pixels on the planet to show sf's ass. LOL-LOL

On Thu, 22 Oct 2015 21:07:59 -0700, sf > wrote:

> "


--

sf

On Thu, 22 Oct 2015 23:54:08 -0400, Nancy Young
> wrote:

>On 10/22/2015 9:41 PM, Ed Pawlowski wrote:
>
>> The CO is required when the house is built, but I've never seen mine in
>> any of my houses as I was not the first owner. CO has nothing to do
>> with taxes, that is determined by an evaluation and assessment by an
>> independent company every five years.
>
>A CofO is required when houses change hands in my town, and I believe
>that's very common where I live. Still, a friend bought a house a
>few towns over, they do not require one, when a house changes hands,
>at any rate.

Lenders require a CO, so do title companys... perhaps your friend paid
all cash and didn't want to spring the bucks for title insurance,
which is very dumb.

>Of course, having one is not like having the house inspected, they
>just check a few things. And having an inspection doesn't mean you'll
>get all the information you need, I don't even know if there are
>requirements to say you're an inspector.
>
>nancy

Lenders typically require certain inspections; well and water quality,
sceptic system, termites, roof and drainage, and perhaps a few other
items such as a recent survey... the lender will determine what
inspections are required. Yes, an inspector must be licensed. Most
buyers obtain a list of inspectors from their lending institution or
realtor, or closing attorney. A buyer would have to be very stupid
not to have a total inspection of a resale, resales are sold as is,
unless a realtor gives some kind of warranty the second after closing
it's all yours with no recourse.

On Fri, 23 Oct 2015 03:33:40 -0700 (PDT), Cindy Hamilton
> wrote:

>On Thursday, October 22, 2015 at 4:15:10 PM UTC-4, Brooklyn1 wrote:
>> On Thu, 22 Oct 2015 03:51:59 -0700 (PDT), Cindy Hamilton
>> > wrote:
>>
>> >On Wednesday, October 21, 2015 at 4:27:56 PM UTC-4, Brooklyn1 wrote:
>> >
>> >> It's impossible to get homeowner insurance without plumbing,
>> >> electrical, etc. certification... or if you have an electrical fire
>> >> insurance won't pay when they discover you made changes without having
>> >> a licensed electrician sign off on it... and no licensed electrition
>> >> will sign off on work you did.
>> >
>> >You may be correct for your jurisdiction, but not for mine. There's no
>> >requirement in Michigan for a new Certificate of Occupancy when a house is
>> >sold. I have bought three houses and sold two, and never saw a CO, nor did
>> >my insurance agent ask for one. Since this house was built in 1948
>> >and has never had major remodeling, I doubt one was ever issued.
>> >
>> >When we bought this house, we didn't even get an outside inspector. We
>> >did our own, and neither the bank nor the insurance company had a problem
>> >with that.
>> >
>> >
>> >Cindy Hamilton
>>
>> I say you're a ****ing liar...
>
>Did your mother teach you to talk that way?
>
>> every state in the US requires a CO,
>> that's what they use to base property taxes.. are you saying where you
>> live there are no property taxes... now I know you are a welfare bum,
>> living in section 8 housing.
>
>It's quite possible a CO was issued when the house was built. I simply
>have never seen one. Our property taxes are based on the most recent
>sale price of the house, plus any improvements made since then. I "fondly"
>recall getting a tax increase for a half-completed deck.
>
>Cindy Hamilton

Most buyers never see their CO, it's filed with the town clerk, but
it's required each time the property is sold... you can be assured
your lender's attorney, the title company, and your closing attorney
have seen it... a good closing attorney will include a copy of the CO
with your purchaser's papers... most buyers never read that stack of
papers. I've never heard of property taxes being assessed based on
the price a buyer pays, that would be too nebulous, what if the buyer
is an asshole who over pays by tens of thousands of dollars... taxes
are based on the property's physical characteristics, not on price
paid... what if someone buys it from their parents for $1... lots of
properties are transfered between family members for $1... has to be
at least $1 to form a legal contract.

On 10/23/2015 12:39 PM, Brooklyn1 wrote:
> On Thu, 22 Oct 2015 23:54:08 -0400, Nancy Young
> > wrote:
>
>> On 10/22/2015 9:41 PM, Ed Pawlowski wrote:
>>
>>> The CO is required when the house is built, but I've never seen mine in
>>> any of my houses as I was not the first owner. CO has nothing to do
>>> with taxes, that is determined by an evaluation and assessment by an
>>> independent company every five years.
>>
>> A CofO is required when houses change hands in my town, and I believe
>> that's very common where I live. Still, a friend bought a house a
>> few towns over, they do not require one, when a house changes hands,
>> at any rate.

My mortgage company had already cut the check before the CO was
done, ditto the title insurance. No on asked for that document,
not the subesequent refis I went through, either.

> Lenders require a CO, so do title companys... perhaps your friend paid
> all cash and didn't want to spring the bucks for title insurance,
> which is very dumb.

No, she did not pay cash.
>
>> Of course, having one is not like having the house inspected, they
>> just check a few things. And having an inspection doesn't mean you'll
>> get all the information you need, I don't even know if there are
>> requirements to say you're an inspector.

> Lenders typically require certain inspections; well and water quality,
> sceptic system, termites, roof and drainage, and perhaps a few other
> items such as a recent survey... the lender will determine what
> inspections are required. Yes, an inspector must be licensed.

For those things, I guess. The exterminators do the termite check,
I'm on city water and sewer, no inspections there. No inspections
aside from the CO which barely looks at anything.


> Most
> buyers obtain a list of inspectors from their lending institution or
> realtor, or closing attorney. A buyer would have to be very stupid
> not to have a total inspection of a resale, resales are sold as is,
> unless a realtor gives some kind of warranty the second after closing
> it's all yours with no recourse.

Nothing wrong with getting an inspector to go over the house, but
if they miss even big things, you're SOL. That's why you hope you
get a good one.

nancy

On Friday, October 23, 2015 at 9:39:45 AM UTC-7, Brooklyn1 wrote:
> On Thu, 22 Oct 2015 23:54:08 -0400, Nancy Young
> > wrote:
>
> >On 10/22/2015 9:41 PM, Ed Pawlowski wrote:
> >
> >> The CO is required when the house is built, but I've never seen mine in
> >> any of my houses as I was not the first owner. CO has nothing to do
> >> with taxes, that is determined by an evaluation and assessment by an
> >> independent company every five years.
> >
> >A CofO is required when houses change hands in my town, and I believe
> >that's very common where I live. Still, a friend bought a house a
> >few towns over, they do not require one, when a house changes hands,
> >at any rate.
>
> Lenders require a CO, so do title companys... perhaps your friend paid
> all cash and didn't want to spring the bucks for title insurance,
> which is very dumb.

I think that is an East Coast thing. In the Midwest and West,
Certificates of Occupancy for single family homes are issued only
on brand-new houses.

>
> >Of course, having one is not like having the house inspected, they
> >just check a few things. And having an inspection doesn't mean you'll
> >get all the information you need, I don't even know if there are
> >requirements to say you're an inspector.
> >

> Lenders typically require certain inspections; well and water quality,
> sceptic system, termites, roof and drainage, and perhaps a few other
> items such as a recent survey... the lender will determine what
> inspections are required. Yes, an inspector must be licensed. Most
> buyers obtain a list of inspectors from their lending institution or
> realtor, or closing attorney. A buyer would have to be very stupid
> not to have a total inspection of a resale, resales are sold as is,
> unless a realtor gives some kind of warranty the second after closing
> it's all yours with no recourse.

Where I live, insurers care about the roof condition and whether termites
are eating your home. (My uncle had subterranean termites in suburban
Detroit -- they built mud tubes along a basement wall.)
If you live in the country, the insurance company would also care
whether your well produced enough water to put out a fire. The county
Board of Health might require a perc test of your septic.

A survey is important where land can be taken from you by adverse possession.

On Friday, October 23, 2015 at 12:57:07 PM UTC-4, Brooklyn1 wrote:

>
> Most buyers never see their CO, it's filed with the town clerk, but
> it's required each time the property is sold... you can be assured
> your lender's attorney, the title company, and your closing attorney
> have seen it... a good closing attorney will include a copy of the CO
> with your purchaser's papers...

There was no attorney at any closing I've done. Some droid from the
title insurance company, the two real estate agents, and the buyers
and sellers.

I looked at every piece of paper that was handed to me at every
closing I've ever done. No CO.

> most buyers never read that stack of
> papers. I've never heard of property taxes being assessed based on
> the price a buyer pays, that would be too nebulous, what if the buyer
> is an asshole who over pays by tens of thousands of dollars... taxes
> are based on the property's physical characteristics, not on price
> paid... what if someone buys it from their parents for $1... lots of
> properties are transfered between family members for $1... has to be
> at least $1 to form a legal contract.

Ah. I think they take what they consider to be the fair market
value, in that case.

Here's what I do know:

About 20 years ago, we voted in a law that said the state couldn't
raise property taxes while the same owner kept the house (except of course
they can raise them if improvements are done). So if I buy a house
for $100,000 (a made-up figure), that's my basis until I sell it.
If I sell if for $500,000, the next owner will pay five times as
much property tax as I did.

My property taxes actually went down a little bit during the
recession in the 2000s.

Here's a nice little explanation:

<http://www.pawpaw.net/Portals/38/docs/michiganproptax.pdf>

Cindy Hamilton

On Fri, 23 Oct 2015 13:22:20 -0400, Nancy Young
> wrote:

>On 10/23/2015 12:39 PM, Brooklyn1 wrote:
>> On Thu, 22 Oct 2015 23:54:08 -0400, Nancy Young
>> > wrote:
>>
>>> On 10/22/2015 9:41 PM, Ed Pawlowski wrote:
>>>
>>>> The CO is required when the house is built, but I've never seen mine in
>>>> any of my houses as I was not the first owner. CO has nothing to do
>>>> with taxes, that is determined by an evaluation and assessment by an
>>>> independent company every five years.
>>>
>>> A CofO is required when houses change hands in my town, and I believe
>>> that's very common where I live. Still, a friend bought a house a
>>> few towns over, they do not require one, when a house changes hands,
>>> at any rate.
>
>My mortgage company had already cut the check before the CO was
>done, ditto the title insurance. No on asked for that document,
>not the subesequent refis I went through, either.

The CO isn't "done", it's on file with the town clerk, it was looked
at by the title insurance company and a copy shared with the lender...
I can assure you a copy was at your closing... that it wasn't
discussed indicates there were no issues. A CO merely indicates the
dwelling meets the municipality's building codes (no violations) so is
habitable, therefore can be transferred. Any violations would be the
seller's resposibility to remedy prior to closing. Typially at
closings all parties have a phone handy because the title company's
agent is still in the archives searching through documents looking for
violations and liens to crop up last moment, sometimes liens are
posted last minute, then the lender needs to be notified immediately
and everything is halted.... it's rare but it happens that a
mechanic's lien is filed last minute because the seller didn't pay the
contractor to remedy a violation, or the check bounced. There are
many, many reasons why title isn't clear and so the property can't be
transferred.

On 10/23/2015 3:27 PM, Cindy Hamilton wrote:

>
> About 20 years ago, we voted in a law that said the state couldn't
> raise property taxes while the same owner kept the house (except of course
> they can raise them if improvements are done). So if I buy a house
> for $100,000 (a made-up figure), that's my basis until I sell it.
> If I sell if for $500,000, the next owner will pay five times as
> much property tax as I did.

Good for the present owner, but I don't see it as fair. If you've been
in your house for 20 years you are still using the same town services
that a new buyer is using.


>
> My property taxes actually went down a little bit during the
> recession in the 2000s.
>
> Here's a nice little explanation:
>
> <http://www.pawpaw.net/Portals/38/docs/michiganproptax.pdf>
>
> Cindy Hamilton
>

I can see a cap based on inflation. Town budgets should be based on
"need" but are often proposed on "wants" and are easily out of hand.

We don't have a problem in our town, but some are out of hand with car
taxes. We pay the same rate on our car as we do on property. In
Greenwich, one of the wealthiest towns in the country, they have a very
low rate because of expensive mansions. Thus you can pay only a few
hundred bucks on your Bentley. Hartford has a higher rate so residents
can pay more tax on their 1992 Plymouth.

Oh, taxpayer ignorance is costly too. In years of revaluation people
expect an increase though it really should be a drop in the mil rate.
Since many homeowners expect an increase the politicians give them one.

On 10/23/2015 11:18 AM, wrote:
> On Friday, October 23, 2015 at 9:39:45 AM UTC-7, Brooklyn1 wrote:
>> On Thu, 22 Oct 2015 23:54:08 -0400, Nancy Young
>> > wrote:
>>
>>> On 10/22/2015 9:41 PM, Ed Pawlowski wrote:
>>>
>>>> The CO is required when the house is built, but I've never seen mine in
>>>> any of my houses as I was not the first owner. CO has nothing to do
>>>> with taxes, that is determined by an evaluation and assessment by an
>>>> independent company every five years.
>>>
>>> A CofO is required when houses change hands in my town, and I believe
>>> that's very common where I live. Still, a friend bought a house a
>>> few towns over, they do not require one, when a house changes hands,
>>> at any rate.
>>
>> Lenders require a CO, so do title companys... perhaps your friend paid
>> all cash and didn't want to spring the bucks for title insurance,
>> which is very dumb.
>
> I think that is an East Coast thing. In the Midwest and West,
> Certificates of Occupancy for single family homes are issued only
> on brand-new houses.
>
>>
>>> Of course, having one is not like having the house inspected, they
>>> just check a few things. And having an inspection doesn't mean you'll
>>> get all the information you need, I don't even know if there are
>>> requirements to say you're an inspector.
>>>
>
>> Lenders typically require certain inspections; well and water quality,
>> sceptic system, termites, roof and drainage, and perhaps a few other
>> items such as a recent survey... the lender will determine what
>> inspections are required. Yes, an inspector must be licensed. Most
>> buyers obtain a list of inspectors from their lending institution or
>> realtor, or closing attorney. A buyer would have to be very stupid
>> not to have a total inspection of a resale, resales are sold as is,
>> unless a realtor gives some kind of warranty the second after closing
>> it's all yours with no recourse.
>
> Where I live, insurers care about the roof condition and whether termites
> are eating your home. (My uncle had subterranean termites in suburban
> Detroit -- they built mud tubes along a basement wall.)
> If you live in the country, the insurance company would also care
> whether your well produced enough water to put out a fire. The county
> Board of Health might require a perc test of your septic.
>
> A survey is important where land can be taken from you by adverse possession.
>
Yers.....

What on earth are you two nattering about now? This is the perfect
example of why groups should be moderated.

On 10/23/2015 12:33 PM, Brooklyn1 wrote:
> On Fri, 23 Oct 2015 13:22:20 -0400, Nancy Young
> > wrote:
>
>> On 10/23/2015 12:39 PM, Brooklyn1 wrote:
>>> On Thu, 22 Oct 2015 23:54:08 -0400, Nancy Young
>>> > wrote:
>>>
>>>> On 10/22/2015 9:41 PM, Ed Pawlowski wrote:
>>>>
>>>>> The CO is required when the house is built, but I've never seen mine in
>>>>> any of my houses as I was not the first owner. CO has nothing to do
>>>>> with taxes, that is determined by an evaluation and assessment by an
>>>>> independent company every five years.
>>>>
>>>> A CofO is required when houses change hands in my town, and I believe
>>>> that's very common where I live. Still, a friend bought a house a
>>>> few towns over, they do not require one, when a house changes hands,
>>>> at any rate.
>>
>> My mortgage company had already cut the check before the CO was
>> done, ditto the title insurance. No on asked for that document,
>> not the subesequent refis I went through, either.
>
> The CO isn't "done", it's on file with the town clerk, it was looked
> at by the title insurance company and a copy shared with the lender...
> I can assure you a copy was at your closing... that it wasn't
> discussed indicates there were no issues. A CO merely indicates the
> dwelling meets the municipality's building codes (no violations) so is
> habitable, therefore can be transferred. Any violations would be the
> seller's resposibility to remedy prior to closing. Typially at
> closings all parties have a phone handy because the title company's
> agent is still in the archives searching through documents looking for
> violations and liens to crop up last moment, sometimes liens are
> posted last minute, then the lender needs to be notified immediately
> and everything is halted.... it's rare but it happens that a
> mechanic's lien is filed last minute because the seller didn't pay the
> contractor to remedy a violation, or the check bounced. There are
> many, many reasons why title isn't clear and so the property can't be
> transferred.
>
I'd like to know how/why people keep dredging up really old posts to
respond to. The dumber the better, it seems. Unfortunately, given
the current situation in rfc even an old and stupid post like the one
about rfc is better than half the posts here.
--
Barbara J Llorente, 71 Cerritos Ave San Francisco, CA 94127.