Profile picture for Toan Nguyen

Toan Nguyen

Agent

Real Estate Professional, California Department of Real Estate (19 years experience)

6 Recent Sales (last 12 months)

Specialties:
Buyer's Agent,
Listing Agent,
Foreclosure,
Short-Sale

Advice

  • (91 Contributions,
  • 1 Best Answers,
  • 11 Helpful)

Contributions are sorted newest to oldest.

How Much To Fix A Water Main ?

Best Answer

Fix #1Repair made just at or near the water meter, usually done at a cost ranging from $400-$500Fix #2Installation of a new water main from the water meter to the water shut off valve, in this case the water shut off valve is located in the garage.  Total lineal footage of new 1 1/4 inch copper pipe, installation inclusive of parts and labor estimated at $2000. 

  (0)
how do i find my as-built diagram for septic&sewage

Answer

Since I do not know you personally, I would not know where it is you would keep such information.  If you are asking about local government resources, you are out of luck.  The building department of the city you live in will only have plot plans of the septic/sewer system only:1.  If there was a permit obtain to convert from a septic to a sewer system.2.  If the building department required the contractor/home owner to draft a diagram of the septic system.  If there is a diagram of the septic system, you then need to hope that the information is accurate and reliable enough for you to begin digging.  In reading further into your request for information you are "...having trouble finding..." the "outside septic hook up".  If this is the case, I highly recommend calling a plumbing contractor experienced with electronic leak and pipe detection.  An experience leak detector should have capabilities in finding the sewer pipe.  Good Luck and hope this helps

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How much Wattage on a single breaker.

Answer

Problem most likely remedied since 2009, however here is more information.  The NEC allows you to use 80 % of the potential of the circuit. So (120v x 15amp = 1800watts) - 80% gives you max allowed amperage of 1440watts. So if you have 8ea 150w par 38 bulbs you can add them up. (8 x 150w = 1200w) you would only have to gfci them if they are outdoors.

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how do you get an air lock out of the hot water pipes

Answer

If this problem is resolved, then ignore the following comments.  The air lock is not the reason why you are not getting much water through to the hot water taps.  The reason this maybe happening is because the the 3/4inch threaded pipe on the hot/discharge side may have been installed upside down.  "it was factory installed", yes, even factory installed plumbing products can be improperly assembled. 

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Potential issues with PEX plumbing and copper manifolds?

Answer

Research has shown that PEX not only has potential health hazards for the end users, as the Drafted Environmental Impact Report has shown, but also fails after a few years in use.  These failures have occurred nationwide and have resulted in numerous class action lawsuits...Those are not my words, they are from this report.

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Any help locating copper mainfolds in a house plumbed using PEX?

Answer

The best and most accurate way is by using an electronic pipe location equipment.  I have used several other types of electronic pipe location equipment in the past and found none of them to be quite as accurate and precise as the MetroTech 9800 series device.  Here is a project where I had to locate a copper manifold and perform a "cut and cap" so that the re-routed pipe reverse feeds the system.  Homes plumbed in this fashion are typically the 2 story type.  The main reason for plumbing a home this way is so that it would save the contractor or builder money.  During the first stage of the plumbing project, called the "underground", type L copper tubes are rolled from one fixture to the next and the plumber would extend the pipes a couple of feet above grade.  Concrete now gets poured and after it cures, framers begin to construct the walls.  It is during the second phase of the plumbing project called the "top out", is when the PEX pipe is used to supply the fixtures located on the top floors. 

  (0)
1 story or 2 story?

Response

What is your preference and why?  Prefer a 1 story over the 2 storyI guess my main conflict is safety.  With a 2 story, there is a danger of falling (I have 3 small kids), and of course being trapped upstairs in the event of a fire.  After a few years of age, kids don't appear as fragile as most believe. With a 1 story, someone could more easily abduct one of the kids from their rooms. Reduce the chance of this happening by purchasing a 1 story home in a good neighborhood.  Historically, it has been shown that children are abducted in both good and bad neighborhoods.  However, there is a sense of safety when you live in a home located in a better neighborhood than the one that is not. Then there are the other issues - electricity bills (not sure which is better?), yard size, aging, etc. Electricity bills will vary depending on consumption and not whether the home is 1 or 2 stories of similar square feet.  I speak only for only for myself, in regards to desirability, 80% of my buyers are wanting a 1 story home.  They are second home buyers getting up there in age and do not want the struggles of daily stair climbing.  The desire for 1 story homes may vary in other markets.

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I owe more on the house than it's actually worth. What do I do?

Answer

Here are all the available options.  Options 1-6 will allow you to keep your home while options 7-10 will not.  In the current market, most individuals are ending up having to do a  short sale of the home.  Seek out a licensed real estate agent in your area to have this done.  1.  ReinstatementBenefit: Does not require the mortgage company or lender's approval.Drawback: Requires that a homeowner be able to pay all back payments, fines and fees.2.  Forbearance or Repayment PlanBenefit: Allows the homeowner to make back payments over time.Drawback: Requires that a homeowner be in a financial position to pay not only their current mortgage, but also a portion of the back payments owed. Some mortgage companies will require a homeowner to 'qualify' for forbearance.3.  Loan ModificationBenefit: Reduces the payment a homeowner is required to make on a monthly basis and may reduce the principal balance of the loanDrawback: Requires that a homeowner 'qualify' for the new payment and will often require full documentation. Lender has to be actively pursuing modifications.4.  Rent the PropertyBenefit: Allows homeowner to keep property indefinitely.Drawback: The issues that can arise with a rental property are many, and rent often does not cover the full cost of property ownership and maintenance.5.  Refinance Benefit: In some cases, this will lower payments.Drawback: In today's market, a refinance will almost always raise mortgage payments, and is an expensive process.6.  Service members Civil Relief Act (military personnel only) Benefit: If qualified, this will lower payments on all consumer debt in addition to mortgage payments.Drawback: Must be active military to qualify.7.  Deed in Lieu of ForeclosureBenefit: Many times in a successful deed in lieu, the lender will forego their right to a deficiency judgment.Drawback: Requires that a homeowner vacate the property, and a deed in lieu may be reported to credit bureaus as a foreclosure.8.  Bankruptcy Benefit: Does not require lender approval.Drawback: If a homeowner cannot afford their mortgage payment, a bankruptcy will only stall—not stop—the foreclosure process. Bankruptcy can be costly, is damaging to credit scores, and can only be declared once every seven years.9.  Sell the PropertyBenefit: Allows homeowner to avoid foreclosure and harvest some of their equity.Drawback: In many cases today, homeowners do not have sufficient equity to sell their property without negotiating a short sale (see next solution).10. Short SaleBenefit: A short sale allows the homeowner to avoid foreclosure and salvage some of their credit rating. This also keeps foreclosure off the individual's public record, and in many cases will allow the homeowner to avoid a deficiency judgment. Borrower may qualify for another mortgage in as little as 24 months (as opposed to five years for a foreclosure).Drawback: Short sales can be a trying process in which a homeowner is best served by contracting with a qualified real estate agent to guide the way.

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Where can I get the floor plans for my house?

Answer

Floor plans for your home cannot be found at the city's building department.  The only information contained at the city regarding your home are the permitted improvements.  If you are in contact with the original owners ask if this is something they may have.  I have found original owners do have this information in addition to the complete marketing brochure.  You can always draw this out by hand or use computer software.  Same results using both methods.  Good Luck.

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