Live from Austin!

At the weekend I cleaned the windows. A downside to a 2-storey house that I hadn’t considered is the difficulty of cleaning the windows on the upper floor. Rather than clamber on the roof or try to handle an 8m ladder, I bought a dispenser of window cleaner that attaches to the hose and sprays suds quite a distance. You then leave them for 15-20 seconds, and hose off. It did an adequate job. The ground floor windows I cleaned the old fashioned way, so we now have a much clearer view of passing arboreal rodents.

One day I may be rich enough that I’ll be able to buy furniture that doesn’t come in flat cardboard boxes and doesn’t need assembly. Not yet, though. So I also assembled our last remaining major piece of furniture, the sideboard for the dining room. The individual pieces were heavy enough that I had to be careful lifting them, so I carefully built the thing already in its final resting place. I also modified the assembly instructions to build it from the ground up, rather than build the entire thing and then have to flip it over to put the feet on the bottom.

As a result, pain. My back’s OK, but my legs are sore, which suggests that I’ve at least learned to lift things properly now.

Then on Monday, a woman in an SUV reversed into the Prius. Apparently her truck has a proximity sensor to stop you reversing into things, and it didn’t beep, so she assumed the coast was clear and carried on reversing. A great example of how a supposedly safety-enhancing feature can reduce safety.

So, tomorrow we need to go have the car looked at, and find out how much it’s going to cost us. I’m guessing it’s safe to assume a minimum of $500, as that’s our deductible. Also on Monday, rothko found out she needs some cracked teeth seen to.

So it’s basically been ouch, ouch, ouch, ouch so far this week.

Things are beginning to settle down. The house is gradually turning from a box storage warehouse into a home, and a semblance of normal life is returning. Finances are depleted, but that’s only to be expected.

Still, what better time for life to give me a swift kick in the nether regions, huh? So yes, I’ve just been told that it would be a good idea to update my résumé…

Time Warner turned up yesterday and hooked up the Internet. We now have a nice, reliable high-speed connection again. There seems to be nobody in WiFi range who has a wireless access point; either that or they’re not broadcasting SSIDs. Reception is fabulous throughout the house. The modem and router are in the office, and I have the music server up and running again.

It turned out that Time Warner have some kind of lock on their back-end systems to restrict the allowed set of MAC addresses for cable modems. If your modem isn’t on their approved list and in the MAC range their system knows about, you can’t use it. So, I now have a surplus US Robotics USR6000 cable modem. eBay time…

On the plus side, the Cable Guy tells me that RoadRunner in Austin includes the cable modem in the cost of the service, unlike Comcast who charged an extra monthly rental fee for a modem. We’ll see.

For once I don’t feel too bad about the $40 hook-up fee, as the cable guy had to string coax from pole to pole using a long metal hook and a tall ladder. He says the signal quality is great, and the download speeds certainly seem spiffy–at least 50% better than Comcast for about the same price.

Unfortunately, Time Warner aren’t so reasonable when it comes to TV. To get the essentials–Cartoon Network, Comedy Central and BBC America plus scrolling program guide–we’d have to pay $68.21 a month, plus another $10 for a DVR. Or, $64 a month and put up with decompress/compress artifacts from using the old ReplayTV.

So, we’d already decided DirecTV with TiVo was the way forward. $41.99 plus $4.99 for TiVo, but it records the MPEG stream direct from the satellite to the hard drive so there’s no quality loss, and you can record two shows at once while you watch a third show recorded earlier. Plus, all the channels are digital quality, unlike with cable.

DirecTV presents its own problems, however. To get the full channel lineup for Austin you need two pieces of coax going from the dish to the receiver, and for the TiVo option you need a phone line too.

The phone line thing wasn’t such a problem. I needed a real phone line for the home office anyway, and SBC may be Satan, but they’re cheaper than Verizon. The TiVo could call out on the office line overnight and that would be fine.

So, SBC came out. They also played the game of running wires from pole to pole. Their technician got the phone connection as far as the outside of the house, but then he hit a snag. However he wired things up outside, no phone service inside; and when he put a signal generator into one of the sockets inside, he got signal on all four wires. I’ve wired phone connections, and I know that that ain’t right–the phone signal should end up across exactly 2 wires.

I tracked down the electricians who wired the house. They came out to investigate, and discovered that whichever of their colleagues had done the job had completely botched it. No two sockets downstairs were wired up the same way. In the end, they opened up and rewired every socket. On the plus side, I found out that although the sockets are CAT-3, the wire in the walls is at least CAT-5e. So theoretically at least, I could switch the wall plates to Ethernet one day and switch the entire telephone network to VOIP.

But not today. TiVo needs a real phone line for its modem, and I want to see how reliable the Internet service is before trusting it for my phone calls.

Since the electricians were at the house anyway, I paid them to run a second coax from the living room to the nest of cables on the side of the house, plus another CAT5e phone connection for good measure. To do this they had to drill down from inside the house, because they couldn’t find exactly the right point to drill up from underneath, and obviously nobody wanted to risk drilling up through the beautiful wood floor.

So right now there’s a missing faceplate and some damage to the drywall, but I can patch that up and put in a 4-hole plate, install an RJ-11 and two coax sockets plus a blanking plate, and I’ll have a nice clean DirecTV hookup point exactly where I need it. The DirecTV installer can stick the dish on the roof, run the wires down the side of the house, and hook it all up from outside without having to drill holes in anything or run unsightly cables inside the house. Free installation sounds great, but I’ve seen what happens when free installation involves routing a cable from your living room to the outside world, and it isn’t pretty.

Could I have routed the extra coax myself? Probably, but what I really paid for was not having to spend an hour of my time doing it, and not having to crawl under the house, where there could be poisonous spiders, 6″ centipedes, snakes, or scorpions.

One of the things we need for the new house is a mailbox. I’m quite excited about it. The Postal Service want us to get a street-side mailbox–in other words, the classic American mailbox on a stick, with a flag on it. The kind I always saw in books, but never saw for real until I moved here.

On a totally unrelated note, when dialling someone’s phone number manually, it’s a good idea to not start the conversation with “Hey, what the fuck are you doing, bitch?” You never know, you might have dialled the wrong number. Like, say, mine.

When we arrived in Austin at the end of October, we didn’t expect major problems finding a house. During our visit in April we had spent an afternoon with a real estate agent, and had seen a number of suitable houses.

Sure enough, the first day we went house hunting, sara walked into a place and immediately thought “This is it.” We went back when I had finished work, and I agreed.

It was in Bouldin Creek, part of South Austin, more specifically Travis Heights. It was a newly-built house, extremely energy efficient, with zoned HVAC, high-e windows, the works.

As far as style, the house wouldn’t have looked out of place in New England—constructed with fiber-cement siding to look like wood, with decks front and back.

We put in an offer in November, and it was accepted. We thought we’d be moved in by Christmas…

Being cautious, we arranged for a full independent inspection of the house. Many people don’t bother to get new houses inspected; many people are idiots. Mold is a big problem in Texas, as it is in England, because of the damp and mild climate. Our realtor recommended a local inspector who does a particularly thorough job. Sure enough, there were a number of interesting things about the house.

First off, the foundation was pier and beam. Not unusual, given that the house is in the South Austin hills, but usually the wooden joists of the house rest on metal plates, which spread the load to the concrete blocks of the piers. Plates are added and removed as appropriate to level out the house.

The contractors putting together this house had invented a shortcut. Instead of metal plates, they had hammered in some small wooden shims. As a result, the load was concentrated into a tiny area instead of being spread, and the concrete posts were starting to crack.

They had also not quite put in enough ventilation for the space under the house. In fact, it looked as if they had almost forgotten the whole house part in their excitement at building the foundation walls, as in one place they had forgotten to leave a gap for a beam and had just knocked out a hole with a sledgehammer after the fact, and then filled around the beam afterwards.

The decks were a problem too. They had been built with no gaps between the wooden slats. Seems superficially like a good idea, as you can’t drop stuff between the gaps and lose it. Unfortunately, it also means that water can’t drain from the deck, and gradually pools up. Then the wood starts to absorb the water, and the space under the deck becomes moist, a breeding ground for mold. Finally, the wood rots away, and you have to do major repair work.

My favorite cock-up was the bathroom venting. The way it’s supposed to work is the bathroom vent connects to a duct, which goes up into the attic and emerges via a vent near the top of the roof. That had been too much work for the contractors; they had run a duct across instead, to the soffit vents. Hence the moist air would immediately be sucked back up into the attic.

The good news was that the problems were fixable. We got an estimate from a builder our agent recommended, and put in a revised offer—we’d buy the house if the seller would pay our choice of builder to fix the problems. We wanted the work done by our choice of builder to ensure that The O’Reilly Men wouldn’t be hired to fix the problems they caused in the first place.

[Our builder has found a neat way to fix the decks, too. Rather than rip them off and rebuild them, the plan is to use an industrial covering material to put a single-piece waterproof surface on them. No holes for things to fall into, rain will just drain off, and the result should be more durable than a properly-constructed conventional deck. The downside is that it’s expensive, but it’s cheaper than major structural work, and the final result can be colored to match what the wooden deck looked like.]

So once again everything was agreed. We thought we’d be moving in in January.

Then came the next problem. It turned out that the house and its neighbor to the west had originally been part of one large lot. They shared a separate two-car garage, subdivided into two single garages. Unfortunately, when the builders divided up the original lot, they ran the property line across the corner of the garage.

Our neighbors-to-be had discovered this and weren’t happy about it. The city of Austin wasn’t happy about it either, and had refused to issue a certificate of occupancy for the houses. The neighbors-to-be got someone to draw up a revised plan which changed the property lines to skirt around the outside of the garage. The garage would be entirely on next door’s lot, and an easement agreement would be drawn up to give us perpetual usage of half of the garage for a nominal $10 fee to make the contract legally binding.

Unfortunately, the revised property lines needed to be approved by the city’s property zoning people at their next monthly meeting. In the mean time, our mortgage deal fell through, so we started that process again. Fortunately we’d elected to work via a mortgage agent, so he handled all the re-submitting of application forms and documents. We expected to be moving in by the end of February.

Unfortunately, there was a snag. When the city reviewed the redrawn lots, they rejected the changes because the diagram was missing some essential information. The whole thing had to be sent back to be re-drawn and then re-submitted for the next month’s review meeting.

That was done, and things looked like they were falling into place. We had sorted out the financing, we’d checked the easement agreement was OK, the price and terms were agreed, and the money was ready to go.

It was about then that we discovered the IRS had recategorized my UK flat as a speculative business investment, rather than our only real estate property. There was a rather spectacular tax bill due. Massachusetts wanted a big chunk of cash too. The good news was that we had the money to cover it by April’s deadline. The bad news was that it was the money we were planning to use for furniture and appliances…Oh well, c’est la vie.

The city approved the change to the property lines, and we still expected to move in some time in March. Then our new neighbor asked a lawyer to check over the easement agreement, and the lawyer went nuts. He put in clauses saying that nobody could ever park in front of the garage, even temporarily; that we couldn’t keep housepaint in the garage; and that I couldn’t repair my bike in there either. There was also stuff about not being allowed to play musical instruments in the garage, not that I cared about that; but for good measure, he added a clause saying that no such restrictions applied to next door.

My objection was pretty simple: the agreement said we would split the maintenance costs for the garage 50/50. If we were going to split the costs equally, we should have equal use of our respective halves of the garage. I shot off an e-mail last week. The good news was that everyone agreed the lawyer had been a touch overzealous, it was perfectly reasonable to store a couple of cans of paint in the garage, I could clean and repair my bike if I wanted to, and if people wanted to visit us and park in the driveway that was fine so long as the car was on wheels, rather than on bricks. This was written into a revised contract (yes, even the bit about cars on bricks not being allowed), and everything looked like it would happen some time next week.

On Friday I was out getting some photocopying and faxing done, arranging for the bank to wire the money to the escrow agent, when I got a call from our realtor.

It turned out that the bank who had offered us our mortgage deal was getting pissy. In the last few days, oil prices had hit the US economy, and interest rates had jumped up 0.75%. The bank said if we didn’t complete the transaction that day, our interest rate would be raised 0.5%. In fact, to get that concession our mortgage broker had had to scramble around and contact senior management at the bank and explain the reason for all the delays.

So I finished my faxing and collected sara, and we drove over to the land and title company immediately. We spent a couple of hours reading and signing a couple of dozen pieces of paper. Technically, we completed the transaction “pending funding”—instructions may have been sent to my bank in Boston, by fax and now by FedEx as well, but they won’t act on them until Monday. However, since the money is sitting in my account, cleared and ready to go, I have confidence that I can get my bank to deliver the funds Monday, so we went ahead and signed accordingly.

As for the repair work, that’s starting this weekend, hopefully. The builder says we can go ahead and start moving in. The seller is going to cut a couple of checks and give them to us, one will be given to the builder up front, we’ll hand him the second one when we’re satisfied with the work done. The reason for that arrangement? Well, we’re not the only ones hurting from the delays—the builder found himself sitting on two houses, unable to sell them for almost a year, and for cashflow reasons needed to rely on the proceeds from the sale to fund the repairs. Something of a leap of faith by us, but it’s not going to keep me awake at nights.

I’m the kind of person who reads documents before signing them. There was one exception: the “meat” of the agreement is a 25 page nightmare mandated by Texas state law. Since we didn’t really have any say in what that one said, I just signed it. I have mixed feelings about that—on the one hand, I wonder if a non-state-mandated document might have been readable. On the other hand, if it hadn’t been state mandated and had been (say) 20 pages, I would have had to read it.

The seller’s agent thanked us for our patience. Both realtors agreed that it had been the most protracted delay in closing they had seen in about 35 years of combined experience. Our neighbor-to-be arrived and signed the easement agreement. Everyone seemed relieved that it was finally over.

So it all comes down to this:

After four months of delays, we bought the house we wanted. It’s actually purchased, in a legal sense.

The original contractors, who cocked everything up? They were all fired.

Hopefully we’ll pick up keys to the house on Monday when the deal is funded; then we need to sort out getting our stuff out of storage, and work out who we can bribe to help us unload our worldly possessions.

Yesterday was house inspection time. Although it’s a brand-new house, we opted to pay to have an experienced independent inspector spend the afternoon looking at it with us.

The short summary: If you ever buy a house, even a new house, you must get it inspected. If you’re buying a house in Austin TX, I would highly recommend contacting Brent Hays.

The construction has some major structural defects. For instance, someone decided it would be a good idea to build the decks with no gaps between the boards and the boards sandwiched into load-bearing columns. The worst thing, though, is that the foundations are a disaster waiting to happen—the builders had used narrow wooden shims instead of steel plates, so eventually the breezeblocks underneath would have cracked and the entire house would have started to subside.

The garage is also a disaster. The entire thing needs to be 8″ higher, apparently. Right now, rain trickles down the garden, piles up along the garage wall, and forms a small pond. Oh, and the roof isn’t actually fixed properly to the rest of the garage.

Supposedly the house stuff is fixable, so we’re going to get a structural engineer to put together a plan and costing, and then approach the sellers with that. The garage ought to be torn down and rebuild properly, but could possibly be patched up with quite lot of work. The question is whether we want to wait around for the fixes, or whether there’s something else out there.