Damn, now we have to completely re-write the offer.

Wow, that is ingenious, and probably took more effort than getting a new switch at home depot. Doesn't sound like the inspection found any show-stoppers, but all things that should be fixed. You are sure getting your money's worth out of the home inspection.

I'm glad to hear interest rates are going down.

Does the condo have popcorn ceilings? Did the inspector check for asbestos? That makes it more difficult (expensive) if you ever decide to remove it.

The inspector didn't have that ability. I noticed that it's got popcorn upstairs, but it seems to have been removed downstairs.

So, I've now heard 2 people who think the light switch thing in the bedroom is a code violation (as in, there must be at least one switched light or outlet). I'll have to do more research, but if it is, that makes it much easier to insist on action as it would then be required.

I think they are right (although this is from Stanton, probably close by):

There are many local labs that check for asbestos, and the cost for testing is reasonable. Normally you scrape some popcorn into a ziploc bag and take in in for testing. We recently had our popcorn ceilings removed. We took the sample in for testing and found out that the popcorn contained about 6% asbestos, so we had to have a qualified contractor remove it. They do the whole chain of custody thing and it went to a special landfill in AZ.

If you detected any asbestos in the ceiling, it might help you in your negotiations.

It is close, we used to live there. But I need to figure out if that's a city ordinance, county, or state. It seems California building codes are published and sold, so I can't find and online version.

What city is it? I'd check their website, or call their building department. If they don't know, I'm sure they could tell you who would.

Here's the building code for the City of Orange.

Looks like they just incorporated by reference the Uniform Housing Code, 1997 edition.

You'd have to buy a copy or go down to city hall and look at their copy to find the specific rule, I think.

Though looking around it seems that the switch controlled outlet in every room rule is pretty standard.

We should get together early next week to write up requests. I'm just waiting for them to get the disclosures out to you (those idiots.... they were all, "We're waiting for escrow to get us the natural hazard disclosures" - which technically escrow can do, but they don't do it automatically as it's not their job!)

My guess is that the switch-controlled outlet is probably behind that desk, and the plug in the desk is probably run from a single plug in the wall, leaving the switch-controlled one empty.

Just remember that not all requests will be fulfilled, pick your battles. I'd be a little more concerned with the lack of conduit around the wires in the garage (and their fancy "switch" :P ), and the a/c vent/coax issue.