Sandra B asked:
My husband and I are interested in purchasing a house, which is awesome except there is a hole in the ceiling in a room on the second floor and some damage to the ceiling on the first floor below that room. It appears to be the result of a roof leak, but the roof seems to have been replaced since then. Excluding the roof, what repairs could have to be done in the worst case scenario? What could it all cost? We plan to have it inspected but would like to know what we could be looking at total.
I should also note that its a foreclosed house so, while its way below regular market value, the water could have been there awhile.
flooded basement
i would say about $1500.00 including flooring if its not that bad
(two drywall patches flooring on both floors repaired reinsulated . If is bas water damaged wood, mold , mildew, asbestos could be $10000.00
water damage restoration
I would want to see the underside of the roof – have someone or yourself look above where the damage is on the second floor. Probably a chimney or other penetration, or a valley. If roof looks ok and the damage is not under or near a chimney./valley or other pipe going through the roof, then you just need to fix 2 ceiling areas, maybe some ceiling insulation on second floor. I would allow $200-$300 to patch the 2 ceiling areas for materials and labor. This is a handyman type job, not really in need of a contractor. If you need to have both ceilings repainted allow about $1.25 sq foot for labor to paint ceilings. You did not mention any floor damage, but if there is carpet down on the 2nd floor, pull up and look for water damage. I would bet they repaired the roof leak, and simply did not go any farther with ceiling repairs.
Please spend the money for a good home inspection. Do not use the inspectors that the realtors like, you might even call a General Contractor and tell him/her up front you are willing to pay them to come out and take a look at this home. I feel they are more than qualified to inspect houses and give opinions on needed repairs. Good Luck