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March 11, 2011
Some tips for a homebuyer
Determining what is acceptable, affordable or fixable is hard.
SEAN MOSS
Most homebuyer information is about finances, budgeting and dealing with realtors and lenders. This article is for the homebuyer, yet from the point of view of a home inspector, so you can better protect yourself when you are ready to purchase a home.
Home inspectors are trained to expose safety concerns and other potentially expensive issues. They conduct a visual inspection, leaving the walls, ceilings and floors intact. Below are some tips and ideas to help you make the best decision for your circumstances.
No home is perfect
All houses, townhouses and condominiums will have flaws. Some of these problems are obvious, others are hidden. Regardless, it is best to have realistic expectations, knowing that no home is perfect.
Newly constructed homes will have issues too. All houses settle after a few years and, depending on the soil conditions, may continue to settle, revealing cracks in various places.
Be curious about what might be under large carpets or on the walls that are covered by furniture or storage items. Try to visualize the house empty to get a better sense of the space.
Safety comes first
Safety concerns are usually related to structural and/or electrical flaws. For example, any cracks that are wider than half an inch on the outside wall may be a concern. Any structural columns that have suffered rot damage at the bottom could impact the stability of the home.
If the home is old (50-plus years), the electrical service might be out of date and in need of upgrading. Find out if the home has knob and tube wiring. Loose wires should be clamped and secured properly. Aluminum wiring can make it difficult to get home insurance.
There should be at least one functional smoke detector on each floor, and I recommend installing a carbon monoxide detector as well. These two items are not expensive.
Also, be aware that mold is most commonly found in the basement, the attic and the corners of windows, especially in townhouses and some newer homes because they are built with fewer air leaks.
You will also need to know if there is any evidence of asbestos in the house. Asbestos may not be harmful if left undisturbed. However, if you are considering renovations and the home contains asbestos, then you definitely must have it removed by an asbestos removal company.
Some expensive items
Water damage is the biggest concern to all homes, especially here on the West Coast. If you are considering the purchase of a townhouse or condo, find out if the building(s) has been rain screened and when this took place. A properly rain-screened building can save you money down the road. Rain screening has been used to combat the leaky condo issue.
Look for homes with large overhangs and good flashing details around the windows and doors. These details better protect the home from water damage than those without. Be suspicious of homes with patches on the exterior walls, as this may indicate rot damage behind the walls.
Always get a copy of any manufacturer warranties. For a townhouse or a condo, be sure to read the minutes and find out if there will be any large repairs in the near future.
Potentially expensive items include:
1. Out-of-date furnaces, boilers and water heaters.
2. Roof replacement: you will also need the warranty documents for the roof if possible.
3. Electrical rewiring or upgrades.
4. Removal of a buried oil tank: for environmental reasons, you must take care of this. Your local fire department will have further details for you about this topic.
5. Repair of the exterior drainage: ensure that the drain system is in working order. Look for large trees close to the perimeter of the house, as their roots can disrupt the underground drain tile or, in extreme cases, push against the foundation walls of the home. Be sure to have a plumber test the drainage.
6. Houses on a poor slope can contribute to water leakage, resulting in expensive damp proofing bills.
7. Polybutylene piping of the early 1980s to mid-1990s can cause serious flood damage to homes. Polybutylene is most often light grey, but it can also be blue or black. If you have been told that a home has this type plumbing material, it absolutely should be replaced and can be costly to do so, depending on how much polybutylene is in the home.
Limit your emotions
One of the most difficult aspects of buying a home is being objective. Although difficult, try to look at the house for what it is: a unique set of systems, which work together in providing a place to live. As mentioned, determine with which issues you can live or can afford to fix, while leaving the others behind. One thing is for sure, having a third-party home inspection will give you the information and peace of mind needed to buy or move on.
Prepare questions
Once you are ready to put in an offer to buy a home, make a list of questions for your realtor and the home inspector, before the inspection. A comprehensive walk-through of the home with the inspector before the inspector leaves for the day is recommended, and be sure to get a proper report from a knowledgeable inspector who truly cares about doing his/her job – protecting you! The best reports are written in a narrative style, not in a checklist format; they should be customized and detailed, including relevant photos so you can see the problem areas.
Sean Moss is a home inspector. For more information about home inspections or maintenance, visit homeinspectorsean.com or call 604-729-4261.
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