Uncle Sam Can Fund
Major Home Repairs

Question: I purchased a single family house a year ago and there are major plumbing problems. For instance, the water filtration system is about 30 years old and my water turns brown. The plumbing leaks in the bathroom and the subfloor is wet and squishy in places especially around the toilet.

I was also told that the sewage pipe, going out through the foundation to the street, is leaking sewage at the foundation. This house is just over 30 years old. I don't make a lot of money and can't afford to have these things repaired.

Is there a low-interest loan with affordable payments to help me fix these problems?

-- Mary Ann, Deep River, Conn.

Mary Ann: I sympathize with you regarding these problems. However, first you need to find out how bad they really are. Call at least three plumbing contractors and ask for free repair estimates. From what you describe, it sounds as though there are only a couple of waste water leaks.

As for brown drinking water, that's tougher. Assuming it's not in the public water lines, there could be a leak in your potable water system which is a health concern and needs to be fixed immediately. On the other hand, if it's just a house filtration problem it might be relatively inexpensive to cure.

These don't sound like problems that suddenly cropped up, and if they were there before you bought, I'm surprised you didn't have them fixed as part of the purchase. If the sellers didn't disclose existing problems, call your agent and perhaps an attorney to see if you have recourse to have the sellers fix the problem. You may have rights even after a year.

As to home-improvement and rehabilitation loans, most will be for market interest rates typically for a maximum of around 20 years. A better bet may be to call your city or county government public-affairs office and ask if it has low-interest/long-term home-repair financing. Many cities do under block grants from HUD (HOME/HOPE) programs.

Mr. Irwin has more than 25 years' experience as a Los Angeles-area real-estate broker. He is the author of more than two dozen books about real estate and is recognized as one of the most knowledgeable writers in the real-estate field. Mr. Irwin's most recent book is "Buy Your First Home," (Dearborn, 2000).

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