When Buying a House, Watch Out for the Details
Structure. This includes the foundation, walls, floors, ceiling, roof and attic, and the crawlspace or basement. One of the things you’ll want to watch out for is water penetration. For example, if the house is brick, make sure that the foundation is visible for at least 6 inches. If the house has siding or stucco, you’ll want at least 8 inches of visible foundation. You’ll also want to look for structural damage like floor joists that have been cut or altered. In general, keep an eye out for any irregularities like warping, bulging or cracks. These can be signs of much bigger problems lurking under the surface.
The next thing to look at is plumbing. This includes drains, vents, waste lines, supply piping, fixtures, drainage, water heater, dish washer and garbage disposal. Look for leaky faucets or fixtures. Also keep an eye out for water damage in places like walls and ceilings. Run faucets and watch for slow draining and really high or low water pressure. Watch out for lead or galvanized steel supply pipes going into the house. These are very expensive to replace and may not be compatible with replacement materials.
The third area to inspect is the heating system. This is the heart of the house, so you’ll want to be sure it’s in good working order. This system includes the furnace or boiler, vent and flue systems, ductwork and safety controls. The easiest thing to check is the filter. Is it dirty? Is the cabinet it is in dirty? This could be a sign of neglect. Also look for incomplete combustion. Make sure all the burners are working correctly. The biggest thing to inspect is how much combustible air is available for your furnace. If there isn’t enough, it may lead to carbon monoxide build up. Inspect the heat exchanger. If the system is really old, it’ll have a boiler. Inspect it for leaks.
Since the air conditioning is usually right there with the furnace, check that while you’re there. This includes the compressor or evaporator coils, ductwork, and safety controls. If it’s an old system, plan on replacing it. Look for defective controls. In both heating and cooling systems, check all the ductwork for leaks or damage. Repairs on these systems can run upwards of several thousand dollars, so don’t be afraid to speak out if you see something amiss.
The roof is another area to watch. You’ll want to look at the type of roofing and its condition, attic ventilation, flashing and draining. Draining includes gutters and downspouts. The most obvious thing to watch for is missing or damaged shingles. Ensure the flashing is in good condition. Make sure upper level downspouts drain into lower gutters and not other roof areas. Final downspouts should extend at least 6 feet from the house to avoid leaking through the foundation.
Electrical systems aren’t usually something the average person can inspect thoroughly but there are still some things you can do. The electrical system includes the service drop, service entrance, meter, service equipment, and main connect. Some houses have both a main panel and sub-panel, be ready to inspect both. Wiring and raceways, outlets, light fixtures and ceiling fans are also included in the electrical system. So are GFCI/AFCI outlets. Some obvious problems are electrical panels that are blocked or hidden. Also watch for signs that the previous owner affected his own repairs. Look for things like burn marks on junction boxes or more than one wire entering a circuit breaker connection. Inspect the whole house for damaged or exposed wiring and insure all switches, outlets and fixtures work properly. A professional electrician can inspect for reversed polarity and other hard-to-find problems. Also, make sure that your fuse box will meet your electric use needs. A major item to look for is aluminum wiring. Once commonly used in the 1960s and 70s, it has been found to be a fire hazard, as is even older wiring like knob and tube.
The interior of the house can be inspected as a whole now. Look at the walls, ceilings, floors, stairways, railings and doors. Watch for doors that don’t work properly or don’t fit correctly. Obviously, missing doors or windows should raise eyebrows, too. Look at the door leading from the house to the garage. Make sure its fire rated. If it isn’t, it will have to be replaced. Look for signs of infestation, gnawed baseboards, unusual stains, mismatched paint or anything else out of the ordinary. Ensure that any stairs are secure and railings aren’t loose. Really look closely at the basement. Any signs of water damage, like stains, odor, and mildew should alert you to possible water damage.
Once you’ve finished checking out the inside, it’s time to move outside. Look at the doors, windows, and wall covering. Inspect the sidewalk and driveway, any porches, stairs or balconies. Some of the first things to look for are soil sloping towards the foundation, standing water and downspouts draining too close to the house. Check wooden structures for rotting and damage. See if anything needs painting or staining, especially parts that are in contact with soil. If the house is older, watch out for lead-based paint. Make sure all the doors and windows are secure. Watch for cracked or damaged concrete.
Next, look at the house’s insulation and ventilation. This includes walls, floors, attic and unfinished areas. Inspect the kitchen and bathroom for proper ventilation. When you inspect the attic, make sure no interior vents have a termination point in the attic. Also make sure the soffit vents aren’t covered by insulation.
Watch out for homes that show clear evidence of poor maintenance. Usually, what you see is just the tip of the iceberg. There are a few tests you’ll want performed before you take possession of a home. Test for radon, mold, and insects or vermin. Also, have the water tested. Remember that most building codes only enforce the minimum standards. In the end, the best advice I can give anyone is to hire a professional inspected, preferably one who is a member of the National Association of Certified Home Inspectors (NACHI).
