What do you look at when inspecting a house?

[JDgreen227]

The local news has a story today about older homes being off in the Boston area, and they said the biggest problems for a potential homeowner are as follows:

Roof
HVAC
Electrical service
Plumbing

I disagree, because after inspecting hundreds of homes the very first part I check is the FOUNDATION, how dry the basement is, if the walls are cracked or bowed, if the sills are dry rotted...to me that is the real problem area that can cost the most to fix. Yet, the article said nothing about it.

Any comments?

 

[sixdogs]

If you're in Boston and New England area you better do a radon and lead paint test if you ever plan to sell the house. Many sellers demand it. If it's a rock wall foundation you will have radon and may need a ventilation system.

Plus all the things you mentioned and especially the basement and wiring. Old houses in New England can be very costly and difficult to repair because of builder quality and materials availability issues.

 

[rekees4300]

Any comments?

For sure, a wet basement is a deal breaker. In general, when buying a home it's best to hire a professional inspector BEFOREHAND.

 

[/pine]

Just for the record...I've seen wet basements that were only wet because water had been running down a DWV pipe from where it penetrated the roof...

FWIW...there are many free house inspection check list forms etc. etc... on the net...Realtors are another good source they mostly use licensed inspectors...but they know what types of issues can hold up the sale or reduce the value of a property...

 

[JDgreen227]

Just for the record...I've seen wet basements that were only wet because water had been running down a DWV pipe from where it penetrated the roof...

FWIW...there are many free house inspection check list forms etc. etc... on the net...Realtors are another good source they mostly use licensed inspectors...but they know what types of issues can hold up the sale or reduce the value of a property...

My sincere apologies....I should have clarified it at the start of this thread I wondered what a MEMBER would look at when doing his own inspection, and was not seeking general input about the subject. My fault for not being clear enough.

 

[dave1949]

I don't look at houses very often, certainly not interested in buying one. I think it depends on what sort of house and purpose you have in mind.

For an older rehab project, good foundation, sills and straight framing -- "good bones." I think it's a given that electric, plumbing (+ maybe well and septic system in a rural location), roofing etc. are going to need work, that is why it is priced low and needs rehabbing.

For a ready to live in house, you check everything. You really want a complete picture of what faults exist, maintenance and repairs on the near horizon, etc. Each has a cost associated with it and a buyer should understand those costs and timelines.

If the location and neighborhood isn't right, forget it. It doesn't matter how good or bad the house is if you wouldn't enjoy living in it. My FIL always said it's very rare that neighborhoods improve over time. I think that is generally the case. I know there are exceptions in urban renewal/gentrification situations.

 

[HillStreet]

Age of all heating, cooling, and electrical systems and appliances. Ask for records of heating costs (somebody wrote a check for fuel oil or gas so there are records). Records of septic system pumping and inspection, if applicable.

Evidence of mold or leaks that have been repaired. Operation of every window. Door seals. Deck and porch supports and foundations. Talk to neighbors and drive around the neighborhood for signs of trouble or railroads/ flight paths etc.

General crime statistics in the area. Flood zone, deed restrictions. Attic inspection ( a guy I know bought a house and discovered a year later that all rafters were charred from a previous fire). Pest control company inspection for termites and ants (hidden damage is not obvious to regular folks).

And as others have said, roof, basement, bowed walls, sill plates.

Discrepancies are a perspective to consider, not necessarily a deal breaker. My son bought a house out west years ago: we talked it all over on the phone and he hired a good inspector. Bottom line was that he got a tremendous deal on the house and I went out there for 3 weeks to plumb/ wire/ heat and do carpentry. Improved the house by tens of thousands for about $4000.

 

[HillStreet]

If you're in Boston and New England area you better do a radon and lead paint test if you ever plan to sell the house. Many sellers demand it. If it's a rock wall foundation you will have radon and may need a ventilation system.

Plus all the things you mentioned and especially the basement and wiring. Old houses in New England can be very costly and difficult to repair because of builder quality and materials availability issues.

Agree with the first part six dogs but don't understand what you said about builder quality and materials availability. I've lived in New England most of my life and don't know of any limitations to building or rehabbing houses---I've done both. The greater Boston area is too costly and crowded for me though.

 

[300UGUY]

One thing I see is older repairs and renovations that really weren't thought out well, or done well. One house had a larger door put in, to accomodate a wheelchair, the door couldn't be opened all the way, since it hit a wall. The outer door wasn't as large....?

 

[vtsnowedin]

Plus one on the flood zone. First thing to check before all the others listed above. The federal laws have changed in 2012 (BW12) and again in March this year (HR 3370) and will probably change again in a year or so. Bottom line is any house ,no matter how dry or well built, that is in a flood zone A or V according to FEMA's maps is worthless. And the banks can't lend you money on it even if you wanted to take the risk. Much cheaper to move out of those zones and only look at houses that are high and dry and then go through all the checklists given above.