Any roofers in attendance?

[Mickey1992]

OK, this is really off-topic, but....

I am selling my house.  The buyer had it inspected, and came back saying that they want attic ventilation installed.  (They are just looking for a price reduction).

My attic is a finished attic.  4 windows, 2 heating/cooling vents and 1 return vent.  There is fiberglass insulation between the drywall and the ceiling/roof.

Question:  Why would this attic need additional ventilation?  They want a pitch vent and cap vents installed.  There is no air to ventilate in my opinion.  My home inspector, nor my HVAC guy that installed my central air ever brought it up as an issue.

Is this just something petty the buyer is using to drive down the selling price?

[Toad]

Is there any open space above the finished area? Are there other unfinished attic areas?

Attics are suppposed to be ventilated but not if there's no open space as in a "cathedral cieling" type installation.

You can put a powered attic ventilator that runs off a thermostat all by yourself and it's pretty easy. This would be for an attic with an open area above the ceilings of the upper rooms.

But roof venting is a "standard" thing if that's what you are asking.

[Mickey1992]

Thanks for the reply.  Except for a very small area where the duct work is located, there is no unfinshed area in the attic.  It is a pitched roof so it is very much like a cathedral ceiling.

[Ripsnort]

Originally posted by Mickey1992

My attic is a finished attic.  4 windows, 2 heating/cooling vents and 1 return vent.  There is fiberglass insulation between the drywall and the ceiling/roof.

Sounds like you're code already.  

The additional ventilation they're asking for sounds like the "poor mans air conditioning" that costs roughly $500 for a fan system that expels the hot air trapped in the attic during the summer months. It will lower the temp of the house, but not as much as an air conditioner.

[john9001]

don't take their word on it, ask for a copy of the inspection report, some inspectors will "find" things to help the buyer get a lower price and justify the cost of the inspection.

[funkedup]

They are full of crap.  Attic ventilation is for when your attic is unconditioned.  Your attic has supply and return ducts to the central hvac system and undoubtedly has sufficient ventilation.  Adding a cap vent or pitch vent would just waste energy.

[beet1e]

Mickey,

I'm moving house too! If someone came to the house I'm selling and told me I had to do this and do that, I'd show them the door. In my experience, folks like that never come through when the moment comes for parting wit' brass. If they were serious buyers, they'd work out a deal with you.

On attics and a/c, I have a question about American homes. A friend of mine lived in Colorado, and his house did not have air conditioning as I understand it. Instead, he had to open the door to the attic, and then he started up this horrendous machine up there which had a big wheel on it and a 2" belt going around. I don't know what this was or how it worked, but it got some cooler air to the downstairs, so I guess it worked.

[ra]

Instead, he had to open the door to the attic, and then he started up this horrendous machine up there which had a big wheel on it and a 2" belt going around. I don't know what this was or how it worked, but it got some cooler air to the downstairs, so I guess it worked.

That would be a fan.  In areas with milder summers many houses don't have air conditioning.  They just use fans to circulate air.   Your friend's fan was probably pumping air out of the house through the attic.

ra

[funkedup]

Originally posted by john9001
don't take their word on it, ask for a copy of the inspection report, some inspectors will "find" things to help the buyer get a lower price and justify the cost of the inspection.

Yep there is one constant thing you hear from anybody in construction business:  Inspectors Don't Know ****
If they knew anything they'd be building.

[Mickey1992]

Thanks for the reply all.  I am trying to find the company that did the original work 4 years ago to verify that there is insulation behind the drywall.  If nothing else I could drill a hole.  I think the home inspector assumed there wasn't insulation since he couldn't verify that there was.

The buyers are first-timers and their realtor is an older woman.  I think she has them convinced that ALL buyers come back after the inspection and ask to have something "fixed".

beet1e, in the US it's different.  What you have to do is try and sell your house for 10% more than what you really want for it, because the buyer always offers a lower price and tries to nickel and dime you even lower.

[Eagler]

Originally posted by Mickey1992
OK, this is really off-topic, but....

I am selling my house.  The buyer had it inspected, and came back saying that they want attic ventilation installed...

My attic is a finished attic.  4 windows....

simple fix - open the windows

[Thorns]

I just read a house offered for-sale sold for $167,000 more than listed.  Became a bidding war between 4 couples.  Los Angeles area. Whew!

Thorns

[Toad]

If it's all finished and conditioned space, I think you're clear.

I do have a standard ICC residential code book around here; I'll look tomorrow and give you chapter and verse so you can stick it in the inspectors ear.

Assuming I can find an applicable section, of course!

[capt. apathy]

Instead, he had to open the door to the attic, and then he started up this horrendous machine up there which had a big wheel on it and a 2" belt going around. I don't know what this was or how it worked, but it got some cooler air to the downstairs, so I guess it worked.

sounds like what you're describing is a 'swamp cooler'.  it only works in areas without high humidity.  there are several designs but basicly you have a fan that blows air in from outside, and a wet surface, when the water eveporates it takes heat from the air to do it.  the one you describe sounds like the type that have a resivour of water and a belt that runs through the water then passes in front of the fan, some have water that drips down on a screen or cloth, others 'wick' the water up from a resivour but they all work on the same principal.  basicly the same effect as hanging wet laundry in front of a window fan.

I'm not even sure if they still make them. I haven't seen one in over 15 years.

[beet1e]

Originally posted by capt. apathy
sounds like what you're describing is a 'swamp cooler'.  it only works in areas without high humidity.  

Rgr that. It was not simply a fan, as ra suggested - lol. The guy lived just north of Denver, elevation about 6000'. So yes, the summer days were hot and dry. It made a right old racket when it was running.