How Do I Inspect A Home I May Want to Buy?

Reprinted by permission of

Reggie Marston

Residential Equity Management,

703-207-1690

A home is one of the most important purchases you can make,

so don't let yourself be impressed by surface features.Keep a sharp eye and consider the details.

Single Family Homes and Townhouses

•Consider the house's general layout. Is it big enough for your family?

•Is there room for your furniture?

•Is there enough counter space in the kitchen?

•Is the fridge large enough?

•Will the kitchen be pleasant and comfortable to work in?

•Are the appliances reasonably up to date?

•Is there good light coming into the house?

•How is the view from various rooms?

•How close together are the adjacent homes?

•Is the yard reasonably private?

•Does the property look like it has been well maintained, not just ¡°lived in?¡±

•Is there enough storage space?

•Is there adequate parking and /or garage space?

•Is there room for expansion - and how much would adding on cost?

•Is there a full complement of appliances?Cost to add?

•Is the lot big enough for your outdoor activities?

•Is the lot high maintenance?

•Are there cracks in the driveway?Extensive cracks could indicate drainage problems.

•Are there cracks in the foundation, ceilings and/or walls?

•Are there stains on any ceilings or walls that might indicate water damage?

•Do windows open easily? Is window hardware in good condition?

•Do interior doors open and shut easily?Is there weather stripping at thresholds?

•Are there enough, and large enough, closets?

•Does the fireplace have a working damper?

•Are the carpets and/or wood floors excessively worn or damaged?

•Are there any odors that could be due to cigarettes, animals or moisture?

•Can you actually imagine yourself living in this home?

Condominiums

•Does the apartment face sun or wind? Will it be hot in summer and cold in winter?

•Is there noise, inside or outside?Visit at different days and times to check

•Is there sufficient privacy?Can anyone see through the windows from outside?

•Is the unit or building too easily accessible to outsiders?

•Is there a security system connected to the local police or fire station?

•Is the building properly lit at night?

•Are there are additional costs to access recreational facilities?

•What charges are shared in common by all residents?

•Is there enough parking?

•Is the parking lot or garage well-lit and protected from fumes and fire?

•Is backup power available for garage doors, elevators and lighting in case of outage?

•Do the condominium rules interfere with any aspect of your life style?

•Are pets allowed?

•Are there rules about outdoor decorations?

•Can you see yourself living in this condominium?

15 Minute Walkthrough Guide

Use this guide during your next home visit, and you'll learn a lot more about the house than you would otherwise. Fill one out for each property you visit, and you'll have an excellent means of making comparisons between houses. This form will also help you to prepare a list of questions for the home inspector and will enable him to focus more closely on items of concern to you.

Address____________________________________________________________________
Location______________________________Age__________Size_____________________
Schools______________________________________________________MLS#_________
Lot Size____________________________________________________Price$___________

Foundation:
Cracks/Locations____________________________________________________________

Framing:
Cracks/Locations____________________________________________________________

Electrical:
Approximate Amperage_______________      Fuses / Breakers
Extension cords? Y / N                                Receptacles: 2 hole/3 Hole

Heating:
Type: (Hot Water)( Forced Air) Age________
5 year Replacement Probability: H M L
Fuel Type: (Gas) (Electric) (Oil) (Heat Pump)     Oil Tank on Site? Y / N
Heat & A/C to all living spaces? Y / N     Fireplace / Woodstove

Air Conditioning:
Type: (Gas) (Electric) (Heatpump) Age_______
5 year replacement probability H M L
Electronic Air Cleaner? Y / N

Plumbing:
Water supply: (Public) (Private) Well: (Deep)(Shallow) Age________
Sewage: (Public) (Private) Water Heater: Size/ Age__________
S-Traps: Y / N     Fresh Field Site? Y / N     Lead Servive? Y / N     Leaks? Y / N
Water Symptoms Below Grade? Y / N         Mitigation Measures? Y / N
Sump Pump? Y / N

Kitchen:
Refrigerator___________________________      Age____    $______
Stove_________________________________      Age____    $______
Dishwasher____________________________      Age____    $______
Disposal_______________________________      Age____    $______
General Condition:____________________________________________________________

Interior:
Cracks?_______________________________________________________________________
Stains? _______________________________________________________________________
Flooring Level? Y / N
Type______________________Condition__________________________________________
Exterior:
Siding Type ___________________________________Condition _______________________
Roof Type_______________________Age_____________Condition_____________________
Roof Pitch (Steep) ( Moderate) (Flat) Window Door
Operation_________________________

Notes:________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________

Typical Replacement Costs

(Please note that cost values vary based on size of home and type of materials)

COMPONENTLIFE SPAN COST COMMENTS

Exterior

Asphalt Driveway 15-20 Years $400 Based on resurfacing 20'x30'

Chimney 20-40 Years$400-$800Tuckpoint and cap

Gutters 20-30 Years $900-$3,000Aluminum (5-8$ per ft)

Roof- Metal Flashing 15-20 Years $300-$1,500

Roof - Flashing Seal 2-4 Years $200-$500

Roof-Asphalt Shingles 15-25 Years$3,000-$5,000 Cost varies re type/grade

Roof - Asphalt Shingles15-25 Years $6,000-$10,000 Complete tear-off and replacement

Paint Exterior 5+ years $2,000-$10,000 Depends on prep. and No.of coats

Siding - Wood 30 years $4,000-$5,000

Siding - Steel 30 years $2,500 +

Siding - Vinyl 40 years $1,800 +

Caulking $.25/line ft.

Sliding Door $1,000+

Interior

Air Conditioner 10-15 years $900-$2,000 Central Unit

Air Conditioner 10-20 years $400-$500 Window Unit

Boiler 20-50 years $3,000-$5,000

Furnace 20-30 years $2,500-$4,000

Water heater 8-15 years $400-$1,000 Varies by size and fuel type

Plumbing 40-50 years $1,000-$3,000

Paint interior 5-8 years $1,000-$5,000 Varies by number of rooms

Electrical service $1,000 Upgrade from fuses

Carpet 10-12 years $225-$400 Per room

Appliances

Washer & Dryer 12-15 years $700-$800

Range 15-20 years $400-$600

Dishwasher 5-15 years $350-$500

Disposal 5-12 years $80-$200

Refrigerator 15-20 years $400+

Types of Inspections Offered by Residential Equity Management

PARTIAL INSPECTION

The partial inspection is for the property owner who has concerns about the functioning of a particular system or systems and would like professional direction on the repair or upgrading of the system. It could be a concern with a roof problem, leaking basement, electrical issue, etc.

PRE-PURCHASE

The standard pre-purchase inspection includes the eight major home systems. The pre-purchase inspection is scheduled by the purchaser or purchaser's real estate agent based upon the contract requirements. This inspection is for the purchaser of an existing home that wants to know the condition of the property in order to make an informed decision prior to finalizing the contract.

PRE-SALE/PRE-LISTING INSPECTION

The Pre-Sale inspection is for homeowners and listing agents who are preparing to present the house for sale and are interested in knowing its present condition. This inspection will uncover any major problems that need to be corrected, which will allow the sale of the home to proceed smoothly without last minute glitches due to unanticipated issues.

NEW HOME PHASE INSPECTION

Phase 1 - Foundation
The foundation inspection is a punch list inspection that is conducted after the foundation concrete walls have been placed, the wall forms have been removed, the foundation wall has been damp proofed, exterior and interior drain systems are in place, and the under slab plumbing has been installed. This inspection should be scheduled before the foundation walls have been backfilled and prior to the placement of the concrete basement floor.

The inspector will check that sill straps have been installed at the correct locations and spacing, foundation walls bear properly on the footing, stanchion column piers are of substantial size and depth, there are no excessive cold pours or honeycombing of the concrete, wall ties have been removed and sealed, there is no debris in the backfill material that would attract wood boring insects close to the foundation, and numerous other issues.

Phase 2 ¨C Pre-Drywall
The pre-drywall inspection is a punch list inspection and should be scheduled after all the rough trades have completed their work, the supervisor has completed the frame check, the carpenter contractor has punched out the unit, all applicable building inspections have been completed, and the house has been insulated.
The house will then be inspected for issues such as properly placed structural components, properly installed windows and doors, damaged or improperly installed wiring, HVAC equipment, plumbing components, damaged or missing trusses, incorrectly installed roof and floor sheathing, inadequate insulation, and a multitude of other issues.

For further, more technical information about home inspection, please click on the link below:

House Facts

A gold mine of information on the structure of homes, their major components and systems, as well as the major maintenance issues