Professional home inspections are always recommended, even when purchasing a newly constructed home. However, the inspection will typically take place after you have made an offer on the home and before your mortgage loan is funded. Fortunately there are steps that can take to assure that your house in reasonably good condition before you make an offer and down payment.
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Minor deficiencies such as a fence in need of a repair or a faulty window should not deter you from making an offer. However, costly repairs, such as a new roof, plumbing problems or previous flooding could deter you from buying the home, or at the least change the price you are willing to pay. The tips below will help you to critically evaluate homes and ensure that items are properly working.
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Check for settlement cracks on the wall, floor, and ceiling. A few settlement cracks are not cause for panic as every home will eventually have them. However, if you notice major cracks, this could be a sign of structural problems. Mark down the location of where you find cracks and point them out to the inspector (if you choose to make the offer), who will determine the degree of damage. Small cracks can easily be filled with plaster and repainted.
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Be on the lookout for leaks. Water damage marks on the walls, floors, or ceilings could be as simple as a tub or toilet that overflowed or as serious as a leaky roof. Be sure to check the tile in the bathrooms and kitchen for any indication of behind the wall leaks, such as mildew or loose tiles.
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Open and close all the doors and windows. Do they close smoothly? Are the windows the new energy efficient double paned or older single pane model? Are the doors aligned? Listen for squeaks or sticking. In most cases, this is simply a matter of spraying some lubricant such as WD-40, but it could also be another indicator of settlement.
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If you are shopping for homes in warmer months it is easy to miss problems with the windows. Does the home feel cool without air conditioning or fans? Check the windows to see if there is a draft. A breeze is nice in warmer months but costly as the temperatures cool.
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If there is an outside deck, check for rotted wood, which could be a sign of termites or simply old wood needing replacement.
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Check all of the electrical outlets. Take a working nightlight with you and plug it into each outlet to make sure they're all working properly. Older homes may not have grounded outlets. If the outlets are two-pronged, instead of three-pronged, they are not grounded outlets. Even if they are three-pronged, an electrician should verify that they are indeed grounded. Completing electrical work in accordance with code today requires that you install ground-fault-interrupter, or GFI, outlets in your kitchen and baths and possibly one outlet in your garage. The GFI cuts off power immediately should an appliance come in contact with water. It's a small price to pay to avoid tragedy. Finally, check the electrical box. Older homes may have 60/100 or 125 amp capacity. Today's standard is 200 amps and will run modern appliances such as garbage disposals, air conditions, dishwashers and hair dryers.
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Check the garage doors, if applicable. Make sure they run smoothly on the tracks and that the openers are in good working order.
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Check around the foundation, wiring, pipes, doors and windows for pests such as termites or ants.
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Look at the grading of the yard, both front and back, to ensure that run-off water flows away from the house.
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Check the gutters to ensure they are properly installed and that water flows out adequately.
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Check the driveway to look for crumbling concrete, pockmarks, or holes that would need to be fixed.
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Have the roof looked at by a professional. Make sure the turbans are installed correctly to eliminate any leakage and that no portions of the roof need to be fixed or replaced.
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Heating and cooling systems can be expensive so it's critical to carefully check them to ensure they are in good working order. Often, these items are covered under a warranty; so if there is a problem, see if there is warranty coverage.
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If there are any fireplaces or wood-burning stoves, make sure the chimneys are clear of debris and the flues are working properly.
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Caulking and weather stripping are important as well. Improper coverage will cause air leaks into the home, decreasing your energy efficiency and unnecessarily raising your utility bills by causing unwanted drafts.
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Turn on all water faucets and flush the toilets. Discolored water and knocking sounds are signs of corrosion. Also check to see if the water pressure will be sufficient. It is not a bad idea to run water in multiple places at once, such as the kitchen and bathroom to check the flow.
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Visually inspect external fences, sheds, and other structures for termites, or rotting wood.
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Your home is a big investment so it is worth taking the extra time to critically evaluate before you buy. While minor repairs will not present an issue, you want to know in advance the cost of any needed repairs. Unless you are specifically searching for a "fixer upper" you will want to avoid homes that will require costly repairs. Taking time to inspect big ticket items can reveal defects in advance. Of course if you do make an offer, you will also have a professional inspection for added assurance. If the inspection reveals repair items, you can work with the seller to have them repaired.
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