Buying a home is a big deal and a big event for a first-time buyer and an experienced buyer.  It is not something that is an inexpensive purchase and not something that should be taken lightly.  In most cases, a home inspection is recommended when purchasing a home, as there are items that are commonly found during a home inspection.

While it is understandable that excitement levels and emotions when buying a home are very high, there are important things that can be overlooked when walking through a home. Before you spend hundreds of dollars on a home inspection, make sure you have a great real estate agent representing you as a buyer’s agent.  They should know what things to look for and make sure to point them out to their clients.  If you do not have a great real estate agent working on your behalf, find one, and if unable to do so for some reason, make sure you look at the following things when viewing a home!

Roof Age

Replacing a roof can be the most expensive replacement cost of a home “mechanics.”  A roof’s lifespan can vary significantly depending on the type.  A shingle roof can last as little as 15-20 years and as high as 50+ years.  Metal roofs can last even longer than a shingle roof.  Also, if the property has a portion of the roof with little to no “pitch,” it’s common for a membrane roof to be used.  When viewing a property, there are many ways to get a good idea of the roof’s age.  Take a look at the “key-ways” on the roof.  If they are spaced far apart, it normally means the roof has not been replaced recently.  Other things to check for can include loose, missing, or curled shingles.

Heating and/or Cooling Unit(s) Age

Similarly to the roof, the cost to replace a heating and/or cooling unit can also be expensive.  The cost of a new furnace can range from a couple of thousand dollars up to $5,000+ depending on brands or efficiency.  Generally, a furnace will have a lifespan of approximately 20-25 years if serviced regularly, while an air conditioning unit will generally have a lifespan of approximately 15-20 years if serviced regularly.  In a perfect world, every seller would have a sticker on the heating and cooling unit indicating the year it was installed and every time it has been serviced. However, this, in most instances, is not the case.  One way to possibly find out the heating and/or cooling system(s) age is by looking at the serial number.

Plumbing

Check to make sure the sinks, faucets, and toilets are functioning properly. Make sure the sinks are draining properly, and there are no leaking pipes under the sink.  Again, make sure the water pressure from the faucets is acceptable.  And also, make sure the toilets are flushing properly, and they are secure and not loose.  It also can be a good idea to smell and/or taste the water.

Water Heater Age

The cost to replace a water heater is not huge.  Generally, a water heater can be installed by a professional for between $500-$1,000.  The lifespan of a water heater is approximately 10-12 years, depending on many variables.  While the cost is not substantial to replace, the age of the water heater should be looked at when viewing a home.  Finding the age of the water heater is similar to finding out what the age of the heating and/or cooling system is.  In some cases, the water heater will have a sticker indicating the unit’s “build date.”  The build date most likely is not the install date, as the unit could sit in the contractor’s warehouse for up to a year or more.

Electrical Service

There are many different types of electric services.  They can vary from brands, fuses or circuit breakers, and also amperage.  Many homes have a 100 AMP circuit breaker service. However, it is not uncommon to find homes with older-style fuse panel boxes. It is important to look at the electric service when viewing a home.  One major reason is that some lenders will require at least an electric service of 100 AMPs, so if a home has a 60 AMP panel box with fuses, there could be a problem with the bank approving the loan.  There are a couple of tips for finding out what the electric service AMPs are.  First, you can often open the panel box, and the main shutoff will have the number of AMPs on it.

Window Condition

Nothing is more frustrating than a window that is difficult to open or won’t stay open.  Check out the windows to make sure they are functioning properly.  Additionally, check the condition of the paint in and around the windows.  It is a nice feature when a home has the newer double-paned windows.  It can help with the energy efficiency and overall cost to keep a home warm and/or cool.

Basement Conditions

The basement of a home can sometimes be an excellent indicator of many things.  First, check the basement for any water penetration or presence.  If water is present, the first thing to look for is poor grading at the home’s foundation.  If the grading looks pretty good, there could be more serious problems.  In addition to water presence in basements, check out the walls of the basement.  Look for large cracks, not small hairline cracks, as these can be possible structural problems.  If the possibility of structural problems exists, be sure to hire a licensed home inspector who also may be an engineer.

Remember, when viewing a home that you may purchase, be aware of the above items.  Again, if your real estate agent is not pointing out and/or explaining some of the above items, it may be time to reconsider who represents you!

Final Thoughts

As you can see, having a home inspection is highly recommended when buying a home for the many reasons listed above.  While a home inspector is not perfect and can miss issues during a home inspection, they are going to inspect the home in much more detail than you and your real estate agent did during your initial visit.