Harold Hotham   September 07, 2008

www.comparevillage.ca

When buying a home, first time buyers often overlook the importance of this in their excitement.  It can be a financially fatal error.  Everyone has heard of the home that becomes a “money pit” and most probably know of someone who found themselves in such a situation.  Even experienced buyers can get caught, but careful attention can save thousands of dollars.  There are those who also buy fully aware that repairs are needed, simply to get a better price then do  the repair work themselves.  It isn't always as simple as that.  Some of the following signs should be noted when first looking at the property, included as demands for repair in the offer to purchase or definitely noted.  If the work is to be completed by the seller, it should be duly noted at final inspection before taking inspection.  Of course you have the option of paying a professional to do this for you.

Roof:  Are the shingles curling, cracked or lifted?  Do they show signs of any of these conditions?  Replacement of the roof could be necessary or needed in the near future.  Are those lovely pine trees overhanging your roof?  The pine pitch will destroy shingles and the branches will provide access for squirrels and raccoons to break in to your attic.

Are eaves troughs secure?  Look for signs of water dripping on the ground around them.

Foundation:  Are there visible cracks or has the parging bulged indicating a crack beneath it?  Cracks can be repaired securely but are difficult because of the work to dig down the foundation wall.  Look for signs of water in the basement either from staining on the walls or floors.

Walls:  Do they bulge when viewed at a distance?  This is often a sign of the foundation having shifted.

Chimneys:  Do they lean at all?  Is the cap intact?  Are the bricks and mortar solid?  Does it have a liner?  If for a fireplace, has it be cleaned?

Lot grading:  Does the lot grading run away from the house?  This will carry runoff water away from the foundation.  The house should be at the highest point of the grade.

Ceilings and Walls:  Do they show signs of water staining or paint peeling?  If so there are possible roof leaks and you will have the additional cost of replacing the drywall as well as the insulation and possibly having to do structural repairs to the roof if wood rot has set in.  Paint will only mask this situation.

Cupboards:  Are they secure?  Is there any sign of insect activity such as carpenter ants, cockroaches etc.?  Fumigation will be essential and it is much more effective and easily done on an empty home than one that is being lived in.

Bathtubs, sinks, fixtures etc:  Are they solid with good finishes?  Do the taps leak or show signs of corrosion?  Repair or replacement is going to be costly.  Does the bathroom have a urine smell?  The toilet seal will have to be replaced and possibly the subfloor around it.  Tubs can be refinished much cheaper than replaced.  Is there sign of mildew in corners?  Check the walls adjoining shower stalls for mildew damage.  This can be an extremely expensive repair if the studs have wood rot.  Does the water run freely and with adequate pressure?  If not the pipes may need replacement.

Furnace, Air Conditioning and Water Heater:  These must be inspected by a licensed professional.  It is something most people forget and replacement is extremely expensive.

Septic tanks, sewage pumps etc.  These should also be inspected by a professional, however if the ground feels “spongy” when walking on it, you could be in for replacement, again a very expensive proposition.

Electrical:  Most homes today require 100 amp service due to the additional loads of modern appliances that didn’t exist 50 years ago.  Upgrading the electrical service is expensive.  Does the house have aluminium wiring?  It too should be replaced as it is incompatible with copper wiring.  Does the house have circuit breakers or fuses?

Windows and doors: Do they seal properly?  Is there sign of paint peeling around the trim?  This is a sure sign of leakage.  Replacement of windows and doors is extremely expensive but will definitely lower your heating and A/C costs.

All of these and more are serious concerns for the buyer particularly when purchasing a resale home instead of a new one.  For the first time buyer, it is usually best to hire a professional to inspect the home before you commit to the sale.  If the work has not been completed at the time of closing, notify your lawyer so that the sale is delayed until it is completed.  If the sale is delayed, the seller could be sued.

A fresh coat of paint and wallpaper inside with a pretty lawn and gardens can hide a myriad of problems to the inexperienced eye.  Don’t get caught with your wallet open.  It will quickly empty.