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When you're buying a home, a thorough home inspection can save you from unexpected issues and costly repairs. Here’s a simple guide to the five "Big Ticket" items to focus on during your home inspection: the roof, foundation, plumbing, electrical system, and HVAC.
1. Roof
What to Look For:
Shingles: Check for missing, damaged, or curling shingles.
Leaks: Look for signs of water damage or leaks inside the attic or ceilings.
Gutters and Downspouts: Ensure they are clear, properly attached, and free from debris.... if the home doesn't have gutters, consider the expense of having them added.
Why It Matters: The roof protects your home from the elements. Issues here can lead to significant water damage and expensive repairs. A solid roof is crucial for maintaining the home’s integrity and your peace of mind.
2. Foundation
What to Look For:
Cracks: Inspect the foundation for large or growing cracks.
Settling: Watch for signs of uneven settling, such as doors or windows that don’t close properly.
Water Damage: Check for signs of water intrusion or damage around the foundation.
Why It Matters: The foundation supports the entire structure. Problems with the foundation can be serious and costly to fix. Ensuring it's in good shape is essential for the home’s safety and stability.
Note: ALL homes settle, so some signs of settling should be expected, especially for older homes. If there things look questionable, you can have a foundation specialist come out to evaluate the foundation, provide a report and quote.
3. Plumbing
What to Look For:
Pipes: Look for leaks, corrosion, or poor water pressure in the pipes.
Water Heater: Check the age, condition, and operation of the water heater. Also ask if the seller has been flushing their water heater.
Fixtures: Test sinks, showers, and toilets for leaks and proper function.
For homes older than 20 years, it's advisable to have the home inspector conduct a sewer scope inspection. Or if a seller will allow it, you may be able to have a plumber perform a hydro-static text, which will tell you definitively if there are any leaks in the system.
Why It Matters: Plumbing issues can lead to water damage, mold, and expensive repairs. A reliable plumbing system is essential for comfort and functionality in your home. If the foundation is a slab foundation, it can be extremely costly to have pipes under the home repaired.
4. Electrical System
What to Look For:
Wiring: Check for outdated or damaged wiring, which can be a fire hazard.
Outlets and Switches: Ensure they are functional and up to code.
Panel: Inspect the electrical panel for proper labeling and signs of overload.
Note: It is common for inspectors to call out a lot of electrical items that are not "to code". It is important to understand that codes change often, so generally as long as the home was built to code at the time of construction, seller are not likely to negotiate any repairs. That said, any serious safety concerns should be addressed.
Why It Matters: A safe electrical system is crucial for your home’s safety and daily operations. Electrical problems can be costly and dangerous, so it’s important to address any issues promptly.
5. HVAC
What to Look For:
Heating and Cooling Units: Assess the condition and efficiency of the furnace and air conditioner.
Ductwork: Inspect for leaks or damage in the ductwork.
Filters: Ensure that air filters are clean and replaced regularly.
Ask if the HVAC system has ever been serviced. If it has been on a service plan, that is GREAT news.
Why It Matters: The HVAC system keeps your home comfortable throughout the year. Ensuring it’s in good condition can prevent costly repairs and ensure efficient operation.
Why These Areas Are Crucial
Focusing on these Big 5 areas during a home inspection helps you identify potential problems that could impact your decision to purchase. Addressing these issues early can save you from unexpected expenses and ensure you’re making a well-informed investment in your new home.
A professional home inspector will provide a detailed report on these key areas. Use this information to negotiate repairs or make an informed choice about moving forward with the purchase.
Sometimes, rather than having the seller repair the issue while you are under contract, it makes more sense to ask for seller concessions so you have the repairs made by the contractors of your choice after closing. By keeping these critical components in check, you’ll be better prepared to ensure your new home is safe, functional, and a wise investment.
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