When checking out a house

When checking out a house, leave your emotions at home

Homebuyers often follow their hearts, and they should. Sometimes just going with a gut feeling is the best indicator. But when it’s house-touring time, it’s important to set those emotions aside and replace them with clear-headed thinking and a critical eye. Otherwise, your potential dream house might just turn into a money pit. Although you should always hire a professional inspection before you complete the sale, you can spot the more obvious trouble signs early in the process simply by knowing what to look for. You can quickly check five key areas to determine if the home has serious problems.

Roof. A new roof can cost between $5,000 and $15,000 depending on the type.

• A quick method to determine if the roof is leaking is to look in the attic. WARNING: Don’t climb into the attic yourself, unless you know how to walk on joists; you might step through the ceiling and injure yourself. Simply open the attic access panel and look inside.

• With a flashlight, check the rafters. They should not show water stains, which indicate leaking.

• With the flashlight off, look up at the roof. Any pinpoints of light shining through indicate a worn roof.

Foundation. A cracked foundation is a serious matter. It can cost tens of thousands of dollars to fix, and, in severe cases, may not be fixable. Keep an eye out for these potential warning signs:

• V-shaped cracks (larger at the top than at the bottom) around the perimeter of the house. • Cracks in interior walls near corners of doors or windows. Look at all the corners of windows and doors, and at joints where walls meet walls, ceilings, or doors for signs that they are pulling away from each other.

• Doors that stick and squeak.

• Leaks and cracks in and around the fireplace.

• Obvious cracks in brick and mortar.

Piping. Copper piping rarely corrodes and is the plumbing of choice these days, but many older homes have galvanized steel plumbing. After 30 years or so it tends to rust out and leak. Replacing it can cost $5,000 or more, so it’s something you’ll want to watch out for. Call a plumber if you have specific questions.

Flooding. If a house is poorly situated on its lot, flooding can occur under the house, which can seriously damage the home.

• In the basement, check for water stains on the foundation indicating flooding during rainy periods. If you find these, call in a soils engineer to confirm the problem and suggest solutions.

Unapproved work. All improvements to the property should have been done with permits from the local building department. Work done without permit may be substandard and, if discovered later, may need to be ripped out.

• Go down to your local building department and request copies of permits for all work that was done at the property address. Compare these with any additions or replacements done by the seller. If work was not done by permit, you may ask the seller to obtain permits for the work and bring it up to building-code standards before you purchase. A home inspection is well worth the cost When buying a home, how do you know what you’re getting? Most people probably only think of one or two questions to ask a home inspector: “How much is your fee?” and “When can you be there?” But these only scratch the surface. Here’s a list of suggested questions you might ask:

• What types of licenses do you hold?

• What kind of training do you have?

Do you belong to a professional inspectors’ association?

• How long have you b been licensed in Texas?

• Are you a full-time home inspector?

• How much do you charge?

Do you also perform repairs? (If the answer is yes, that may indicate a conflict of interest)

• What will the inspection include? (Get specifics. It should include the electrical, heating, and central air-conditioning systems; interior plumbing; visible insulation; roof; walls; ceilings; floors; windows; doors; foundation; basement; and the visible structure of the house.)

• Do you inspect gas lines, swimming pools, spas, septic systems, and wells? (You can identify other atypical systems or items.) Do you charge extra for these?

• Do you charge extra based on the size of the home? Multiple AC units? Other items? • How much would you charge if I ask for a reinspection after repairs are completed?

• Will you supply a written report? (The inspector should.)

• Can I attend the inspection? (The home inspection is an opportunity for you to learn about your new home and ask questions. If the inspector says no, find another inspector.) • Do you go up on the roof to inspect it?

• How long will the inspection typically take? (Anything less than two hours is not long enough for a thorough inspection.)

• Can I call you with questions that come up later?

• Can you give me names and phone numbers of three people for whom you’ve inspected homes recently? The inspector may not inspect swimming pools, wells, septic tanks, and other systems and items, and many inspectors will not conduct environmental tests or wood-destroying insect inspections. You will likely need to arrange for these inspections separately. You can find a blank copy of the standard inspector report form at www.trec.state.tx.us to give you an idea of what may or may not be covered in the inspection.

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