Real Life Examples: Can You Spot the Improper Installation?
After nearly 40 years in real estate, I have learned that one of the biggest concerns when we sit down to talk about selling is this: “Am I going to have to bring my house up to code and what costly repairs might a buyer ask for?”
Sometimes the most expensive issues are the ones that look completely fine.
Below are real examples from a recent St. Louis County occupancy inspection. Everything in this home was working properly. Nothing had failed. The issue was not function. The issue was compliance.
Example 1: The Water Heater
Can you find the improper installation?
This water heater operated correctly for several years. There were no leaks and no performance issues.
However, county records showed no permit had been pulled when it was installed.
Because of that, the seller was required to hire a licensed plumber. The plumber had to evaluate the installation, make any necessary corrections, pull the required permit, and obtain county approval.
Most plumbers quoted approximately $600 just to inspect and evaluate it. The permit was about $175. After contacting multiple plumbers, the total cost to bring the installation into compliance was approximately $1,100.
A new water heater installation typically costs around $2,000. What once seemed like a cost saving decision became a very expensive correction years later.
It looked fine. It worked fine. It was not documented and permitted.
Example 2: The Outlet Behind the Range
This outlet was not newly added. It already existed. During a kitchen renovation, the range was placed directly in front of the existing outlet instead of relocating the outlet above the counter.
Outlets are not allowed behind certain appliances in this configuration. Because of that, the outlet had to be relocated.
That meant drilling into the slate backsplash, running new wiring, and installing a properly placed outlet over the countertop.
The issue was not that electricity did not work. It was placement and code compliance.
Example 3: Wiring Inside the Cabinet
This was a telltale sign of not using a professional electrician and made the inspector question whether there was a permit to remodel the kitchen (No). The wiring inside the cabinet functioned properly. However, it was not enclosed in approved junction boxes.
Because the work had not been done by a licensed electrician and did not meet installation standards, it was cited.
Again, the issue was not performance. It was compliance.
Example 4: Plumbing Under the Sink
Under the sink, a handyman had used a mission band style connection that is not allowed in this application.
There were no leaks.
However, the fitting type was disallowed and required correction.
Fortunately, the county did not require a licensed plumber for this fix, which kept the cost manageable.
What These Examples Show
- A permit had not been pulled
- A licensed professional had not performed the work
- The installation method did not meet current standards
Working fine and compliant are not always the same thing.
Bottom Line
These are the kinds of situations that feel surprising and sometimes frustrating to sellers. They are also predictable once you understand how inspections and record checks work.
Over the past decade, much of my work has focused on helping families navigate the sale of a home connected to an aging parent or an inherited property. These conversations often involve difficult decisions about whether to invest in repairs or sell a home as is. Between renovating 17 homes myself and walking hundreds and hundreds of families through those same decisions, I bring both firsthand experience and practical perspective to what can otherwise feel overwhelming.
Sandie Hea
🌐 SellYourStLouisHome.com
📧 sandie.hea@stlre.com
📞 314.806.1908
About the Author:
With nearly four decades of experience, Sandie Hea is known for providing clear guidance, honest counsel, and steady leadership in even the most complex real estate situations.
