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It ain't over until the escrow papers are signed and your closed, but the last big milestone as a seller is crossed (the buyers get to have fun with mortgage bankers, setting up utilities, escrow, but I digress).

The only issue found was a nail had popped on the roofing and a couple of shingles have curled. It's warrantied by the builder so my out of pocket post inspection is $0.00.

We spent about $250 on landscaping, $200 on exterior window cleaning and dryer vent cleaning, and another $360 on professional cleaners to come through and do the house top to bottom, every single nook and cranny.

We did sweat equity on the landscaping, and some of the cleaning work. I also did all the touch up painting inside and out, filling nail holes, and pressure washing the outside of the house and all concrete surfaces.

Closing is 8/26/2014 (to avoid capital gains, that will be day 732 of occupancy).

For the continued controversy over to AC or not to AC in Kirkland - we went a different route.

After five different companies and a contractor friend came through, the conclusion universally was there were major duct issues with the home. The company that did the original install cut A LOT of corners.

With both heating and cooling an apparently issue, we installed...

...a heat pump system.

We kept the "adequate" (word used to describe current furnace) as the back up heat source for when temps drop below 35 degrees (a general rarity). This takes the pressure (literally) off the furnace. The neighbors home built by the same contractor had their furnace die after just three years of occupancy (same internal pressure issues). We went with the company that did their system (they went in a different direction from us).

We spent a chunk of money on modifying vents both in the utility area and the crawl space, to improve airflow, and upgraded the blower fan to a variable speed DC fan. We were able to drop the pressures (return air pressure???) down, but they are still unreasonable. The end result is the blower fan will likely die prematurely. The furnace won't have as much stress on it now so should last longer.

This was the best solution offered to meet our goals.

Rage away...
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