You would never buy a house without getting it professionally inspected first. Not only is it common sense but I, and any other reputable realtor, would insist on it. But it’s always a good idea to keep your eyes open for costly flaws from the very first viewing. If they are obvious to the untrained eye that probably means they are serious…and costly. Here are three of the most common issues to look out for when viewing a home.
1. Water issues.
Water is the number one enemy of houses. Water damage is the most costly and difficult issue to fix. Think very carefully, not just about the obvious effects of water damage, but also about the less obvious causes.
Often the issue is grade sloping, where water drains back towards the house. The symptoms of this include wet or damp crawlspaces and movement of the foundation that results in cracking and settlement. You might also see water wicking up the walls which can lead to mold and rotting of structural beams, studs and drywall.
Look out for doors that are out of square or have large uneven gaps in the framing.
This is one of the most expensive problems a home owner can face. Not only will you have to fix the issues with the house but unless you address the root cause: the grading, the issue will just keep recurring.
Why not learn about the neighborhood BEFORE you move in?
2. The roof.
Again the issue here is usually water. In Southern California we don’t have to plan for snow loads and melting but we do get plenty of sunshine which can do it’s own damage to roofing material.
Depending on the material used to roof the house you will find different issues.
Asphalt shingles have a life expectancy of about 20 to 40 years and as they age they will start to warp or “cup” either up or down. This allows water to seep beneath the shingle and start to rot the substrate. So make sure the substrate beneath the shingles is intact.
Wood shingles are also prone to warping with time but also keep an eye out for insect damage and rotting. This usually starts at the perimeter of the shingle and can initially be seen as discoloration.
More common in Southern California are terracotta, concrete and slate tiles and these are extremely durable; they can last over 100 years. The downside is that they can be very brittle and anything from changing seasons to earthquakes can crack and dislodge them. Look for unevenness in spacing and color, untrue alignment and chipping all of which can be signs that they have been replaced or need to be replaced.
3. After water electricity is the next great enemy of your home.
And the older the house the more attention you need to pay to wiring. Not only is it a safety issue but sparks lead to fire and fire leads to the loss of your home.
Modern homes tend to have an ample supply of electricity, older homes do not. What was once an adequate amount of power to run the old black and white TV and a refrigerator is not enough to run the hundreds of power-hungry devices that inhabit a modern home.
Can I afford the mortgage I want?
If you see lots of extension chords or exposed wires as you tour the house it’s time to rethink your interest Everyone loves a home with character but sometimes that character comes at a price.
If the house was build between 1900 and 1950 and has had no upgrades the wiring is most likely outdated and inadequate and very likely not up to code. It will probably need to be entirely replaced.
In conclusion
Of course a good inspector will catch all of these issues (and many many more) If any of these problems are evident then you can consider weather its worth even hiring an inspector. It doesn’t hurt to know what to look out for on that first viewing so that you don’t fall in love with a house you should be running away from.
