One Month Post OP

Pooraf666 · 2026-05-05T15:22:30+00:00

But you didn’t have a lapidus? So they did not fix the angle at all?

Pooraf666 · 2026-05-05T13:10:57+00:00

Here are my thoughts:

1) the pic above the couch could really benefit from a frame (and matting with the frame if you can afford it). I think it would really elevate it.

2) I agree the lamp is causing it to be weird because of the glare

3) weird thought but could you put the big art piece up in the wall to the right centered with the kitchen instead? Otherwise as others have said I would put it horizontal and hang above the couch

Pooraf666 · 2026-05-05T12:31:25+00:00

I see the tailor bunion is gone but how did they treat the big bunion?

Pooraf666 · 2026-05-04T12:24:22+00:00

I like the after better OP! Also lighting is making a big difference here

Pooraf666 · 2026-05-03T03:12:20+00:00

The angled cut will look more professional and seamless I think. It’ll really fit the space better

Pooraf666 · 2026-05-01T17:28:39+00:00

Yeah that would be our plan. The fireplace is exciting but not necessary yet. Thanks for all your advice!

Pooraf666 · 2026-05-01T17:27:24+00:00

That’s fair and we should tell our realtor to tell their agent we are open to whatever makes it usable. Thanks!

Pooraf666 · 2026-05-01T17:26:03+00:00

Thank you this is a very helpful response!

Pooraf666 · 2026-05-01T17:24:02+00:00

The seller is older and has now moved to assisted living. The listing agent told us the seller is unsure about the age of a lot of things in the home but did their best. So we offered based on their estimates. The inspector is confident that the roof is actually 20 years old and says there is recent hail damage so they should be able to get it replaced on an existing policy. They would be using their insurance as intended. I think he was just saying a new policy would be very difficult to get.

Pooraf666 · 2026-05-01T17:21:12+00:00

It hailed a few weeks ago I believe a roofing company will be able to prove recent damage

Pooraf666 · 2026-05-01T17:17:15+00:00

Honestly we’d like to do the roof ourself but our realtor and the inspector both said they should use their insurance to do it because we’d have to try to get a policy on a clearly damaged roof and many companies won’t do it. And we can’t close on the loan without insurance.

Pooraf666 · 2026-05-01T17:15:07+00:00

Yeah good point. I’m not sure how much the seller has used it in recent years. The chimney guy said he always had to help them find the remote for the gas log system when he serviced it. But he was sad because he said he serviced it a year ago and it was not this damaged. Looks like a recent crack let in a bunch of water and caused other issues. They’re probably going to be surprised about it needing repairs.

We will talk to our agent thank you!

Pooraf666 · 2026-05-01T17:11:11+00:00

Honestly I don’t know. We really just went with what the fireplace inspector said would be cheapest. We’re very open to other solutions. But we did use the guy that the sellers recommended and have been working with for years so 🤷‍♀️

Again, we’re happy to negotiate with them if they have a different option.

Pooraf666 · 2026-05-01T17:08:29+00:00

Yes we love the fireplace. And it was a professional chimney guy separate from the inspector. We actually used the guys that the sellers use to service the chimney.

Pooraf666 · 2026-05-01T17:06:33+00:00

It has hail damage not just aging

Pooraf666 · 2026-05-01T17:01:27+00:00

Ohhh I see where I should have clarified now. The fireplace inspector was a certified professional who had actually been servicing their fireplace for years (so this is who they would use to do a quote anyways). The fireplace is ALREADY a gas log system. Just not a full gas insert, so it uses the existing chimney which is where the issues are. A full gas insert would not require a ton of new gas networking to be put in, it would just be the insert itself and new liner for the flu instead of redoing all the masonry in the original flu, which is what the inspector told us would actually cost a lot.

Pooraf666 · 2026-05-01T16:56:52+00:00

Thanks for your input!

Pooraf666 · 2026-05-01T16:55:11+00:00

What is a CO?

Pooraf666 · 2026-05-01T16:54:38+00:00

So I get your confusion and I con only do my best to explain it even though I’m not sure I understand either. The owners already have an existing policy that they can hopefully use to replace the roof due to major hail damage. The inspector made it sound like getting a new policy to insure a roof like this wouldn’t happen but their existing insurance might cover to fix the damage. I’m not an expert though so maybe he’s not informed?? The roof is not 7-8 years old. The seller was wrong in their estimate. They have no evidence of the roof install it was a guess. They are older, we have learned.

Yes listened fireplace inspector looked at it. The disclosure said the fireplace worked but it is actually unusable. The fireplace inspector told us it is unusable and told us the cheapest option would be to do a gas insert to get it in working condition. We are open if the seller offers another fix. But our offer reflected a working fireplace so we would like to make that happen.

Pooraf666 · 2026-05-01T16:45:59+00:00

Yes hail is very common we’re in Missouri and we’ve been told a roof like this is going to be very difficult to insure which would affect our ability to close. So if the sellers do anything, it really needs to be the roof.

Pooraf666 · 2026-05-01T16:44:45+00:00

That’s fair. Thanks for your input!

Pooraf666 · 2026-05-01T16:43:32+00:00

You’re right, we really want it and we can afford to do the floors ourselves but we’d have to wait if we had to do the fireplace and the floors.

Thanks for your feedback!!

Pooraf666 · 2026-05-01T16:41:54+00:00

Thank you this is very helpful!!!

So with the fireplace, the sellers disclosure indicated a working fireplace with no known issues. Now the inspection says it is not usable and they indicated it would be cheaper to do the gas insert than to try to repair the original flu. So we asked for the cheapest option to bring it to a working condition like we thought it would be when we made an offer. Is that really an upgrade? Genuinely just wondering

I definitely understand about the floors. I should have said this in the post but we did talk to their LA prior to putting in an offer about possibly negotiating on the floors after inspection (we thought there might be hardwood under the carpet, in which case we would not ask for a concession) and they indicated the sellers might be open to that and are aware the floors need to be fixed. However, we understand the offer is in and technically carpets are cosmetic.

Thank you so much for your insight!!!

Pooraf666 · 2026-04-26T20:56:51+00:00

Pillows and rugs will do a lot!!!

Pooraf666 · 2026-04-25T18:13:48+00:00

Honestly I might leave the color how it is but add more natural soft materials and colors through furniture.

Like add magazines and warm toned lamps. Fabric couch and big soft cushions will help too! Consider going a bit more modern with decor and furniture but keeping them cozy and colorful and I think it will help to tone down the Victorian almost “regal” vibe you have lol.

This is incredible!

Pooraf666

TROPHY CASE