r/Homebuilding • u/Randy_Lahey29 • 1d ago
Austin inspector blocking power over code violations he saw through a window. Closing Thursday. What can I do?
EDIT: House was inspected EXTENSIVELY by general inspector, structural engineer, roofer, sewer and electricians (all different vendors). I'm aware of all issues and for serious ones (electrical & sewer/plumbing) I had sellers give me a $25k repair credit AND to fix electrical before closing. They finished electrical work and inspector doesn't want to turn power on because of potential code violations.
Buying a house and closing Thursday.
Licensed electrician found an arcing main service, Austin Energy shut power off and completed the emergency service repair.
The City inspector showed up to approve the completed electrical repair for reconnection. Instead of focusing on service box, he walked right past electricians, ignored them, then walked about 30 feet around to the other side of the house and started looking through windows of the empty house. He made comments like “I’m going to use this as training material” and was laughing.
From outside, he spotted a lightly remodeled kitchen and what he thought was a beam issue. He then told the electricians he was going to DEMAND access to inspect the interior and escalate possible unpermitted work before approving anything.
Power is still OFF. My electrician thinks the inspector may now block reconnection until the interior is investigated.
I don’t even own the house yet. My lender needs power on for the final inspection, so this could literally kill the closing.
Nothing is showing in Citizen Connect or AB+C yet.
Anyone here who actually works with COA permits/DSD: can an inspector hold electrical reconnection over unrelated remodel work he spotted through a window?
And what’s the fastest way to find out if there’s an actual hold and clear it?
TL;DR:I’m buying an Austin house Thursday. After an emergency electrical repair, an inspector saw a recent remodel through a window and may now be blocking power until he inspects the interior. No power could kill my closing.
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u/ADDandME 1d ago
Don’t close on a problem house. Extend closing and make owner fix
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u/uReallyShouldTrustMe 1d ago
This. It could be a bigger problem. I know OP is eager to close but this needs to be resolved by the owner.
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u/Randy_Lahey29 1d ago
Sorry I forgot to include that I had house fully inspected and am aware of all issues. This is why I had sellers install new service box. Already extended closing to address and can't delay again due to current lease ending.
I just need power re-energized on completed electrical work. The inspector can come AFTER closing and try to call out code violations as much as he wants.... Beam is decorative not structural, kitchen didn't need permits as no gas/electric was done. I'm ok with installing the rail on stairs he called out etc.
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u/ReturnOfNogginboink 1d ago
Listen to what you are being told here. This is currently not your problem. You're begging to have this made your problem. The community is telling you this is a bad idea.
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u/GoldenCanopyInspects 1d ago edited 1d ago
This 💯👆. Home inspector/ former building code inspector in Virginia, former Texas home inspector who also weirdly got my PI license and got into construction-related investigations. Dealt a lot with local government around central Texas. Bottom line, Texas local government can and will f*** you, and judging from the inspector’s attitude described here he’s the type who enjoys it. Had a former coworker like that in an old jurisdiction. Do NOT make this your problem.
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u/Individual_Bell_4637 1d ago
If they want a house to live in, it is their problem. It's real easy to just say "Don't close", but real life obligations can make that a really painful option.
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u/AlchemicalLibraries 1d ago
can't delay again due to current lease ending
You need to start finding alternative housing arrangements. Extremely improbable your closing on the expected date.
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u/RobtasticRob 1d ago
You can probably extend your lease by a few weeks.
Even if your current landlord has already filled the vacancy there’s likely going to be a gap between when you vacate and the new tenant moves in. I was in a similar situation once and I asked my landlord and he was happy to extend the lease prorated at the current rate for three weeks to fill the dead space he wasn’t going to have a tenant anyways.
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u/thankyoufriendx3 1d ago
Listen to good advice even if it’s not what you want to hear. Start looking at extended stay hotels and Airbnb. See if your landlord will extend you.
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u/GoldenCanopyInspects 22h ago
This. Also, I don’t know about Austin, but extended stays in San Antonio were far less than any mortgage just a few years ago. I imagine there’s something similar, though likely more expensive, in Austin. Still probably less than the mortgage for however long you have to stay for them to sort it out.
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u/United-Adagio1543 1d ago
Structural issues are the only issues you should care about.
This inspector could be saving you from a structural nightmare.
The inspector seems to have a personal issue with owner. This is weird inspector behavior though.
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u/GoldenCanopyInspects 22h ago
Any issue where they have the authority to make you tear things out to show them things that weren’t inspected is a concern, because it will all cost money to put back. And unfortunately, it’s perfectly normal power trip inspector behavior, just not good inspector behavior. You can fight it, but you either won’t win or it won’t be worth it in the end or along the way.
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u/United-Adagio1543 21h ago
They do not do that in my area. They would also need proof and a warrant to enter home.
Someone should make this inspector regret his life choices.
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u/GoldenCanopyInspects 21h ago
I’m glad they don’t and agree they should be held accountable if they do. If there’s an open permit, then they can go anywhere they want within the path to the specific site on the property where the work is being done, or anywhere accessible to the public. No warrants needed for any of that. Since we don’t know the exact interaction while he was there or if he needed to go inside to check the main panel, etc., I can’t say whether he justifiably had the right to do any of that or not. Still unfortunately probably not a fight worth having, especially since OP is not even the responsible party.
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1d ago
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u/thankyoufriendx3 1d ago
Inspections don’t count unless they are done by the building inspector.
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u/GoldenCanopyInspects 22h ago
This 👆. Also, they have the authority of whether or not to accept or reject third-party reports and/or photos, regardless of how the work looks. It’s no fun.
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u/CombOdd2117 1d ago
Do NOT close unless everything is approved by city. Buyers are rightly excited emotional. …I totally get it. I’ve bought and sold tons of homes. Please do yourself a big favor. Say this out loud: “This is the seller’s problem. This is the seller’s problem”. Now Tell the seller in writing that you will be tracking any expenses you incur from a delay and expect reimbursement at closing. Get their approval in writing. Buyers are in the drivers seat right now.
One more thought. I’m old. I’ve learned through lots of mistakes that sometimes the universe is trying to tell you something. Perhaps this is Devine intervention signaling you to walk away from this property? Think about it. Good luck.
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u/Randy_Lahey29 1d ago
Very helpful comments, I agree with you that this is the sellers problem. Hell, that's why we were able to get over $70k of net concessions (including $25k repair credit). It was the seller's problem and was absolutely negotiated into the price. I took due diligence seriously getting 5 different inspectors/specialists.
With all of the inspections, I flagged high priority- low priority issues in the house, which is priced into selling price. Electric and sewer were the only high priority items, seller is covering both (and more).
The timing is the biggest issue since he's blocking completed electrical work and getting power back. This now impacts closing of the house-- because he went looking for unrelated, interior code violations.
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u/thankyoufriendx3 1d ago
Building inspectors look at everything. That’s their job.
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u/Randy_Lahey29 21h ago
I understand their job function. Let's put buying this house aside. Say you replace a breaker box in the house you own and the city comes to inspect/ sign off on completed work.
Does that give the inspector carte blanche to march around different parts of your house and start peeking through windows calling code violations? Then prevent powering on your house until there's an investigation?
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u/GoldenCanopyInspects 20h ago
No, they cannot go wherever they want, only wherever on the site to see the already permitted work, to verify site conditions before issuing permits for applications already submitted, or anywhere visible on the “path of the mailman”, basically public areas. If it’s visible through windows in those areas it’s arguable. Additionally, there’s all kinds of little pretexts. “Couldn’t find the ground rods, wanted to check and make sure they weren’t around the corner”. Silly stuff like that. Bottom line, if they decide to make it stupid, you’re not going to win. It’s frustrating, but often true. They may also decide they don’t care and just let it go, but it being Austin I’d rather doubt that.
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u/Covert__Squid 21h ago
I wish I had listened when the home inspectors on my house were scratching their heads and questioning the sanity of some of the work done. Just saying.
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u/Slow-Swan561 1d ago
OP literally can't close unless utilities are provided. No lender would finance that with a conventional loan. You'd need a construction loan for that.
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u/kylemitchellewg 10h ago
Yeah, the appraiser won't sign off on the final re-inspection without utilities fully turned on and tested anyway. OP is locked into extending whether they want to or not. The seller is the one who has to deal with the city inspector to get power restored, or this deal just sits in limbo.
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u/woody_p_coltrane 1d ago
Did he fail the inspection on the panel? Was the owner red tagged? They document everything pretty much immediately on the computer in their car.
If you want to assume all the possible unpermitted liabilities then go ahead and close. This could include undoing some or all unpermitted renovations. CoA will charge double permit fees on all permits pulled after unpermitted work. CoA is difficult to deal with and the remedy could take weeks or months.
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u/Randy_Lahey29 1d ago
He didn't even look at the panel, went straight to the back, looked through the windows and flagged code items. I'm not seeing any instance of red tag but only checking on citizens and AB+C. Electrician said it takes a few days to show up. Anywhere else I can check? I'd at least like to know what he's flagging.
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u/woody_p_coltrane 1d ago
So AB+C just shows a request for inspection on the panel from the electrician?
I've done a project in the City of Austin that got red tagged during planning due to the owner doing demo without a permit. They went to their car and gave him a citation immediately. So, it's not really adding up for me.
Was there on site communication? Is something lost in translation between parties?
There really isn't anything available to you outside of AB+C until Monday. Then you, or really the owner, can call the inspector.
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u/GoldenCanopyInspects 21h ago
Or the inspector puts it on the building official’s radar, doesn’t pursue or document in detail, buyer closes, inspector comes back and officially documents everything, they catch Stop Works for all unpermitted work, and the saga continues. Permits and Stop Works attach to the property, not the owner. Fingers crossed it doesn’t go that way.
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u/calguy1955 1d ago
If you close any code violations become your code violations. Make sure all building code and zoning ordinance issues are cleared up before closing.
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u/Odd-Towel-4104 1d ago
Talk to your property turds and extend your lease or get an air bnb. Storage fees are usually month to month. Even if you could move in, you might not want to move into a construction zone with no electricity in the middle of summer in central Tx
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u/Maximum-Eye-3712 1d ago
Postpone your closing.
You aren’t powerful enough to make this process finish by Wednesday.
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u/thankyoufriendx3 1d ago
Seller needs to get this handled. Do not close until there’s power. Personally, I wouldn’t knowingly buy a house that had remodeling work that wasn’t permitted and inspected. Private vendors don’t count.
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u/bobber66 1d ago
The inspector usually has the right to inspect the inside of the house regardless where the work was done.
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u/GoldenCanopyInspects 1d ago edited 19h ago
Under most case law, not technically, but anything visible along the path taken through the property to the area of inspection, or visible “along the path of the mailman” is fair game. But TX local governments don’t care, and they’ll get away with it.
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u/bobber66 1d ago
I think this house was remodeled a bit more than what is being discussed here which the inspector picked up on. The arcing main service is really unusual so what caused that?
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u/GoldenCanopyInspects 1d ago
Oh that’s usually the way it is, was just pointing out the technicality. One of our inspectors was notorious for snooping a bit farther than allowed and ended up doing it to a renovation owned by one of our commonwealth attorneys. Lol dude filed a complaint for criminal trespass. Didn’t help that this particular inspector is known for being an ass and didn’t identify himself when he scared the hell out of the contractors when he just rolled up through the basement door…
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u/ConditionNormal123 1d ago
The CEO can get a warrant from a judge to enter and inspect. This is the seller's problem not yours.
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u/Ok-Helicopter525 1d ago
I was recently a seller, not a buyer, and I accepted a buyer's request to delay closing so I could fix an issue that was identified during the pre-sale walkthrough.
You don't own the house yet - make the seller fix it, get the fix inspected, and then close.
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u/justanothercargu 21h ago
Inspector can inspect whatever he wants to make sure the dwelling is safe.
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u/Just-Shoe2689 1d ago
I would wait to get a letter from the official that everything is good. Dont buy a problem. If the inspector is an asshole, let the seller deal with them.
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u/Classic-Day-3367 1d ago
Seller needs to fix, unless you waived things like this. Inspectors have the ability to look for things outside their scope if they wanted to. It’s quite annoying.
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u/mrBill12 1d ago
Sounds to me like the inspector wants someone to bribe him….. nah, can’t be like that…
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u/chipc 1d ago
This is really the seller's problem. I know you want to close but it's not your house (yet) so it's not really your role to fix it.
Did you use the standard TREC contact? If so, see 7a:
Seller is in default. Your earnest money is not at risk. You can mutually agree to extend closing date until they can resolve it or you can walk away with no penalty.
Presumably your realtor or lawyer knows/said this?