What to Look for When Buying a House

Once you’ve got the green light to start looking at houses, keep an eye out for these seven things...

1. Roof Condition

So here’s how to avoid surprise roof repairs by figuring out a roof’s condition with these questions:

• How old is the roof? If you want to know how long a roof is going to last, you need to know its age and what it’s made of. You can find this info on the seller’s disclosure—or ask your real estate agent to find out. Asphalt shingle roofs last around 20 years, but other materials, like clay or metal could last a lot longer. Once you know a roof’s age, compare that to the typical lifespan of the material it’s made of to see how long it’s got left. 

• Does the homeowner have a roof certification letter? Some contractors give roof certification letters after an inspection that estimates the lifespan of the roof over the next 2–5 years. Not all sellers will have this, but it never hurts to ask.

• Are there any signs of damage? Now, if you’re like me, you have zero roofing skills. But sometimes you can eyeball a roof and see that it needs work if it has missing, cracked or curled shingles. Also, look inside at the ceilings for any signs of a leaky roof. See yellow or brown spots on the ceiling? That’s not modern art (although it could cost you the same pretty pennies for repairs). 

• Can a roof inspection clear things up? If you’re concerned about the roof’s age and condition, you may want to get a roof inspection. Roof inspections are different from home inspections, since home inspectors don’t always check out the roof. If you go by the home inspection report alone, you could miss some costly repairs.  

2. Reliable HVAC

If you’re looking at houses in the summer, find a vent to see if the air blowing out of it is cold. Then find the thermostat and switch on the heat for a minute or two to see if the air warms up. Furnaces and AC units typically last anywhere from 10–25 years. If a unit is broken, repair costs vary based on the type of system and how big it is. You’ll spend $7,000 on average to replace an existing HVAC unit—but don’t count on a home warranty to automatically cover that.

If a home’s HVAC system is under a decade old and doesn’t have rust, water damage, suspicious-looking cracks or weird sounds coming from it, there’s a good chance you’re in the clear. But if you’re still worried, remember a home inspector should find any major issues. Then you can work with your real estate agent on any repairs you’d like to request.

3. Plumbing Issues

If you're only familiarity with pipes and plumbing is from the hours you spent as a kid playing Super Mario, don’t worry. Examining sewer lines, tubs, sinks, toilets and water heaters can help unclog some of the confusion around potential plumbing issues. You need to ask these three questions:

1. How fresh are the sewer lines? If a home is 20-plus years old and the seller hasn’t provided any disclosures, get a sewer inspection. Pipe disintegration, obstructive tree root growth, or some pretty righteous clogs can all jack up the system. Keep in mind that sewer line replacement ranges anywhere from $1,300–4,900. 
2. How do the toilets, sinks, tubs and showers look? Check toilets for leaks, unstable bases and discoloration. Yes, you’re allowed to flush the toilet during a home showing, so have at it! The same goes for making sure tubs, showers and sinks are in tip-top shape. Look under bathroom and kitchen sinks for signs of leaks. Turn on the hot water in the sink or tub and see if it gets hot. If it doesn’t get hot, that could mean the hot water heater has problems—and you could end up taking cold showers before work every morning. But here’s a silver lining—my friend Dr. John Delony says cold plunges are good for your mental health.
3. What’s the state of the water heater? A water heater usually lasts 10–15 years, and if you look closely, you might find an installation date written on the unit. A new one can cost from $900–1,800 depending on the type you need. If it’s making unusual noises when it turns on or it’s rusty, have a pro take a look.

4. Water Damage and Mold

Untreated water leaks or water damage can cause a tons of problems like structural issues, rot and mold—especially in basements. Pay attention to any musty smells in the home as well as water stains on floors, walls or ceilings. If you do move forward on a home you suspect has water damage, your home inspector should be able to give you an idea of how bad it is. The thought of mold lurking in the dark corners of a home is enough to make you want to take a shower in Lysol. The cost of removal can be anywhere from a few hundred to a few thousand dollars depending on the size of the area affected. To that I say, “No thank you.”

Because mold is a health hazard, you’ll definitely want to get it treated before moving in, but also be sure to find the source of the moisture to prevent future infestations. If you’re worried about negotiating water damage or mold repairs, remember: Your real estate agent has likely been on both the buyers’ and sellers’ side of the deal before. Ask about their experience and advice for situations like these.

5. Noise Level

One of the most overlooked factors is a neighborhood’s noise level. Just because things are quiet during an afternoon showing doesn’t mean it’s like that 24/7. Think about these questions:

• Is the home by a major road? If you’re really digging the place, make another visit during high traffic times to assess street noise. Even if the house is perfect in every other way, the constant drone of passing Tahoes and tractor trailers may not be worth it.
• Is it near an airport or railroad tracks? Same thinking here. How patient will you feel when a train steamrolls through your newborn’s nap time? Never wake a sleeping baby is basically a federal law in my house.
• Do the neighbors have dogs? Hey, I’m a dog dad, but a neighbor’s dog that barks constantly could be a doggone deal-breaker.
• Is the property a condo or townhome? In a home where you’d actually share walls with neighbors, you definitely want a sound barrier. Do a walkthrough when neighbors are home to see if you can hear them talking or watching reruns of Jersey Shore. Either way, huge red flags.

6. A Good Foundation and Home Exterior

Remember the parable about the wise man who built his house upon the rock? If there’s one lesson we learned from that story, it’s that your foundation matters. Bulging or bowing foundation walls are a sign of structural weakness that can be expensive to repair. The average cost to repair a foundation is $5,000.

Other easy-to-spot foundation red flags include:

• Cracks in the foundation, drywall or ceiling
• Gaps above doors and windows
• Sunken stairs or porches
• Sloping or uneven floors or tiling

Keep in mind that not every crack means the home is about to collapse. Every home experiences some degree of settling, so some cracks are expected. Let a qualified home inspector tell you whether a minor crack spells major trouble.

7. Outlets and Appliances That Actually Work

That shiny refrigerator in the kitchen may look big and beautiful (and expensive), but does it actually make ice? If the home you’re interested in includes appliances as part of the deal, you’ll want to make sure they work. This goes for dishwashers, washers and dryers, and even microwaves.

You also want to make sure that the house’s electrical outlets work. Hey, I know it’s crucial for the outlet right next to your bed to charge your phone every night—otherwise, you’d have a crisis on your hands with no doom scrolling Instagram after dark. Your real estate agent may give you a funny look, but bring your phone charger with you when you look at a house to test outlets as you walk through. If your phone starts charging, you’ll know the outlet is good to go! If it doesn’t, that could be a sign of a bigger electrical problem. Source