Been absent a little while due to...

[Willie_B]

Those are actually handy. My house box labels are so messed up it's not funny. Finally bought an outlet tester and flipped each breaker one at a time and went around the house so I could make a table of what did what.  Dumbest one is upstairs second bath is gfci for both outdoor plugs.  Finally figured out why outdoor plugs weren't working.

What I have seen done is when you find out what breaker controls what, write the breaker number on the back side of the cover plate for everything.

[Jims5543]

I have something similar to this, it was very helpful during our remodeling.

https://www.thespruce.com/using-a-circuit-breaker-finder-1824652

[BruceK]

Just found some traces of the pendantic Home Inspector from Hell when I opened the circuit box.  He has apppied blue tape on various breakers.  Apparently when the house was wired 18 years ago the electrician mislabeled some of the circuits.  And that cannot continue!    So in a perfect world these corrections would apply!

Why can't any of the handymen I find be like him?

What Dave posted earlier is so true.  You want an inspector like this on your side - like a very good lawyer.

[BruceK]

I have something similar to this, it was very helpful during our remodeling.

https://www.thespruce.com/using-a-circuit-breaker-finder-1824652

Cool tool.  I bet he had one.

[94touring]

Just found some traces of the pendantic Home Inspector from Hell when I opened the circuit box.  He has apppied blue tape on various breakers.  Apparently when the house was wired 18 years ago the electrician mislabeled some of the circuits.  And that cannot continue!    So in a perfect world these corrections would apply!

Why can't any of the handymen I find be like him?

What Dave posted earlier is so true.  You want an inspector like this on your side - like a very good lawyer.

"Bruce lost big in the divorce.  The home inspector was good, but not good enough"

[BruceK]

Just found some traces of the pendantic Home Inspector from Hell when I opened the circuit box.  He has apppied blue tape on various breakers.  Apparently when the house was wired 18 years ago the electrician mislabeled some of the circuits.  And that cannot continue!    So in a perfect world these corrections would apply!

Why can't any of the handymen I find be like him?

What Dave posted earlier is so true.  You want an inspector like this on your side - like a very good lawyer.

"Bruce lost big in the divorce.  The home inspector was good, but not good enough"

Hahahaha. 


On the other hand, as soon as the lawyer entered the house for the inspection he said "I object to those curtains!!"

[94touring]

Lol.  Sounds like a good SNL character.  Home inspector divorce lawyer. 

[BruceK]

Update: So the home inspector from hell didn't cause too much of a problem.  I sort of followed Whee's example (thank you sir!) and we held our ground and didn't really budge much. The buyer really wanted our house so only made a small monetary concession for repairs. 

On Tuesday we closed on the sale of our home in DFW.  And we closed today on our new home in the Texas Hill Country.   I rented a midsize Penske truck and we moved some stuff to the new house.  The "big move" with a moving company happens next week.  So by this time one week from now we should be unpacking and settling in. 

My bride wants to make some changes (painting and flooring) and then comes planning for what I want: a detached garage/ shop! 

[MiniDave]

Excellent news!

That seems like a really quick sale, well done.

[BruceK]

Excellent news!

That seems like a really quick sale, well done.

We used a new service called Perch on both the selling and buying end of things.  And it is working out great. For the same 6% real estate commission fee we would pay to sell with any real estate agent, Perch listed our house in DFW and helped us find a buyer.  And since this buyer is not closing on our DFW house until a week or so AFTER we needed to close on our new house AND we needed our equity on the sale to complete the new home purchase, we sold our house to Perch itself this past Tuesday for a slightly lower amount than what the buyer has agreed. But when the buyer closes on the house for the higher sales price which we have we negotiated, we will receive the difference between the two amounts (less 6% commission).  And if somehow the deal to buy our house falls through, the house will be listed for a total of 90 days and we control the sales price.  If it doesn't sell after 90 days then we walk away.   So with a signed sales contract already in place and closing in the next week or so we should make out great.

[gr8kornholio]

Congrats 🍾🎉  That's an interesting sales plan, but with the internet the old realtor way is really getting out dated and a lot of companies are taking advantage. 

What flooring option are you thinking for the new place?

[BruceK]

Flooring TBD.  My wife is pushing for hardwood to replace the combination tile and vinyl plank flooring there now.