DEAR BARRY: The home I am buying has a buried fuel tank. This was disclosed by the sellers and their agent weeks after we entered the transaction. At first, they said the tank is made of fiberglass and is only five years old. When my agent and my attorney asked for documentation, the sellers offered to provide it on the day the transaction closes. We asked that it be provided on the day of the final walkthrough, but they did not have the papers on that day. Instead, they admitted that the tank is actually 38 years old and is made of steel. If I cancel the deal now, I could lose my deposit. What can I do? –Maryann
DEAR MARYANN: The sellers and their agent have been less than forthright in their disclosures about the fuel tank. First they said that the tank was fiberglass and only five years old, while attempting to withhold documentation till the last day of the transaction. By then, the time for consideration would have passed. On the day of the final walkthrough, they reneged on the documents and admitted that their original tank disclosures were false.
In view of their misleading disclosures, you should be able to cancel the transaction without losing your deposit. Check with your attorney to see if this is correct.
If you wish to proceed with the purchase, the closing date should be extended until the true age and condition of the tank can be substantiated. The seller and agent should not complain about an extension because it was their lack of transparency that created this problem.
A critical consideration is the potential for soil contamination and a costly environmental clean-up. A steel fuel tank that has been buried for decades is likely to have rust damage. Fuel seepage into the ground involves serious financial liability. Therefore, an environmental assessment of the tank should be conducted by a qualified, licensed professional, and your purchase of the property should be contingent on the outcome of that evaluation.
Proceed with caution if you remain in this transaction. Besides the risk of a costly environmental clean-up, you are dealing with sellers whose credibility can no longer be trusted. Insist upon full and accurate disclosures regarding the fuel tank. At this point, that is essential and should not be subject to debate.
DEAR BARRY: The home I may buy has two additions that were built without permits. How can I check into as-built permits? The building department’s Web site has no mention of them. –Tony
DEAR TONY: Navigating through governmental Web sites can be tricky. To get the full story regarding as-built permits, you should visit the building department itself and ask plenty of questions. Keep in mind that not all additions are subject to approval simply by obtaining an as-built permit. Some additions are so thoroughly in violation of building standards that demolition could be ordered by the building department. If this would affect your decision to buy the home, you should have the municipal inspector evaluate the additions before you decide.
To write to Barry Stone, please visit him on the Web at www.housedetective.com.
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