If you live in Towamencin Township, PA and plan to sell your house, be prepared for the Use & Occupancy inspection that is required by the township.
We personally live in Towamencin Township and have sold many homes here over our years in real estate. The U&O inspection by the township has always been strict and required sellers to make many changes (i.e. installation of GFCI outlets, smoke detectors, handrails, re-routing of sump pump discharges, inspections and certifications of chimney flues, egress from finished basements, etc).
The problem with the inspection is that the requirements have changed every few years and there has been little consistency in what the township has chosen to look for. For a while, the township hired an outside engineering firm to conduct the inspections and the action list for each inspection varied depending upon which engineer came out to perform the inspection (one time one of our sellers had to ensure all the bedroom doors closed and locked properly, another time one of our sellers had to install drywall below the stairwell in a finished basement closet for fire separation).
Last fall, the township has once again changed their U&O. GFCI's, handrails, chimney inspections, and locking bedrooms doors are now out. These are the new requirements:
- The seller must personally certify that smoke detectors are in place and operating properly.
- The seller must pay a Master Plumber to inspect the property and certify that no storm water is entering the public sewer system.
- The township performs a visual inspection of the curbs and sidewalks.
Number 3 is the big issue now. The township is requiring complete replacement of any curb or sidewalk that is uneven or has any cracks or chips whatsoever (nevermind that it is the township snow plows that chips everyone's curbs to begin with). We are seeing it time and again now. Sidewalks in minor disrepair are being ripped out and replaced. This is costing sellers in Towamencin Township thousands of dollars.
The worst case of this abuse of township power is a seller that we currently are working with. This homeowner has blacktop sidewalks and a blacktop driveway all in good condition. The township "code" says sidewalks and driveway aprons must be concrete. The township is requiring the replacement of the entire sidewalk and apron. This is costing our seller ~$4,000 to make this change. This is a real family with kids in college paying to replace perfectly good sidewalks.
The worst part is that we sold their neighbor's home exactly one year ago with exactly the same blacktop sidewalks and driveway apron and no change was required by the township at that time.
There are several blacktop sidewalks through some communities in the township and throughout some township parks. When questioned about this inconsistency, the township says those are "paths" not "sidewalks" and therefore perfectly legitimate. There are brick sidewalks and cracked concrete at the township building - but we suppose that is OK because unfortunately, the township isn't moving.
If you live in Towamencin Township and plan to sell anytime in the future (or your lifetime), we encourage you to contact the Board of Supervisors and express your concerns over the inconsistency in the U&O process. While it is not affecting you now, what will be the requirements when you decide to make a move?
~Lisa
Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.
Towamencin Township U&O's - Sellers Beware Copyright © 2010, The Scott Loper Team, All rights reserved.
The Scott Loper Team
Scott Loper - Associate Broker
Lisa Loper - Sales Associate
RE/MAX Realty Group
439 Main Street
Harleysville, PA 19438
Ph: 215-256-1200 x-213
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