Trying to buy a house here. Signed a contract, didn't close.
The electrical panel took a surge. 80% of the breakers are dead. The sump pump and everything above the basement lost power, but I moved the pump to another outlet (I got authorization to enter and inspect the property during the emergency on my own expense, found the pump nonfunctional) and drained the inch or so of water (concrete unfinished basement).
The roof also failed, and is leaking in one room, damaged the ceiling.
Well, that sucks.
Clause 21 says that the property shall be delivered at closing clean, free of debris, and in substantially the same condition as when the contract was signed. Aside from that, code requirements, and any addenda, property is delivered as-is.
Contract is contingent on bank's willingness to give a loan.
Seller can't sell the house in that condition, so has to repair it.
I guess I have enough negotiating power here to make the seller make repairs to the electrical panel and the roof and ceiling in the one room.
Also I'd been planning to install one of these:http://www.surgeassure.com/product.aspx?prod=S50A
I was looking at this one, which is adequate:http://www.surgeassure.com/product.aspx?prod=TE%2f1C40
All the breakers were 10kA rated, obviously there was a bigger than 10kA surge because it destroyed like 12 breakers. They don't function after reset. Either of these takes (40kA, 50kA) to ground by wiring into the main feed. The protector is powered by a 20A breaker; in the event of a surge, it drives the current to ground rather than through the breaker, though the breaker may throw to protect the protector itself.
So ... either I get them to fix the roof and electric and I purchase the property, or my lender refuses to issue a loan and I walk and they pay me $1000 (in the contract, I gave them a $1000 deposit) and then fix the property and try to sell it again.