The Top 5 Big Ticket Items to Check During a House Showing

Besides figuring out where your furniture will fit best and the cookouts you plan to have on the back patio, it is important to check for 5 key items when you are at a house for a showing. 

Having an idea of what needs replacement before finding out at your home inspection will help you to make the most educated offer possible and will also help you to get ahead of the planning/budgeting in advance. Here is a list of the top 5 big ticket items to check during a house showing.

        1) Roof 

The first item to make note of is the roof.  If the home has shingles, take a look at how the shingles are laid. Does the roof look like it has a lot of texture? If so, chances are that the roof is newer and has plenty of life left. Are the shingles really flat, with signs of cupping or just has overall signs of wear? That would mean the roof is getting close to the end of its lifespan and you should plan for replacement. 

      One other roof item to check while you’re there is how many layers are on the current roof. Where I am from, it is recommended to have a max of two layers of shingles before stripping all shingles off to start over with the replacement. Figuring out if there are already two layers, will give you an idea of if the replacement you will pay for in the future will be more costly due to having to remove the multiple layers already there.

      Agent tip: Check the property disclosure written by the seller to verify what they believe the roof age to be and if they're aware of any moisture or leakage.

     2)  Heating and Hot Water

Heating systems are another one of the top expensive items to replace. An inspector's rule of thumb is that any heating system 15 years old or more, likely does not have a warranty left and at that point is considered to be on borrowed time. We have seen many heating systems last 25+ years in homes so don't get discouraged if the system looks to be 15 years, its just about putting money aside for a replacement so you aren't strapped when the time comes.

      Some heating units have a date written on permanent marker to tell you the date of installation. Others may have manuals with install dates nearby. If no dates are found, look at the overall condition of the heating system to see how it looks to be maintained. 

       Check to see if there are any service tags handy. The more service tags displayed at the heating system is usually a good indicator that the system has been kept up with and inspected/cleaned regularly. Home inspectors always say you will extend the life expectancy of your heating system if you keep up with the maintenance.

      

      Hot water heaters are not the most expensive item to replace, but it is good to know if you should expect to replace yours in the near future or if you have some time. If a hot water heater is past its life expectancy, its recommended to replace them in advance to avoid any possible damage that could happen when the hot water heater does decide to go. Generally, hot water heaters last 8-12 years.

    

      Agent tip: Check the property disclosure written by the seller to verify what they believe the heating system and hot water age to be and if they're aware of when it was last serviced.

      3)   Windows

It is important to know what type of windows and how old they are. Windows don't seem like they'd be too costly to replace until you see the actual quote all added up. (Talk about sticker shock!)

       Are they original to the Victorian home you are viewing? Do they have draw strings that are all broken? Single pane with a second pane of glass separate on the outside? If old, do they feel drafty? Are there a mix of some old and some new?  Are they from the 80's or 90's so they may be vinyl but just not as energy efficient anymore? Do they look like sleek new triple pane vinyl windows?

      In some cases, if you lift the window, there may be a small serial number or sticker with the year so that you can have an idea of when they were installed. If not, your home inspector may be able to give you their thoughts on age.

       

      One last thing to keep note of is if the windows are original in a home 1978 or older, you may run into the window trim/sills containing lead paint. With that, the cost to replace may be higher due to precautions the installation company will need to take in order to replace safely. That information will be good to know ahead of time when planning on how much money to put aside.

4)      Foundation and Structure

Chances are you and your real estate agent are not structural engineers but when touring the home, look for signs of odd patterns of sloping in the floors as well as cracks or movement with the foundation. 

      While regular thin settlement cracks are generally considered normal with concrete foundations, it is a good idea to check for separation and thickness of the crack. The foundation, columns and basement structure may be tough to see in some homes with finished basements, but its important to try to look inside and around the exterior as best as you can to figure out if you feel more comfortable pursuing if it was structurally evaluated. 

      Agent tip: If you love the home and plan to purchase, it may not be a bad idea to hire a structural engineer during the inspections to evaluate if the home will need some adjustments and if it does, to give you an idea of cost to repair.

5)      Electrical and Plumbing

Although it may not seem like the cost to upgrade old wiring would be too bad, the time an electrician needs to spend upgrading, organizing or fixing issues within the panel will certainly add up! 

      Keep an eye out for two prong outlets, knob and tube wiring, fuses, and thread wiring that may look warn while in the attic or basement of old homes to get an idea in advance of the electrical upgrades it may need. Once you are at your home inspection, the inspector will open the panel and evaluate further.

      If your home inspector finds odds and ends electrical items, it may be worth having an electrician come out for a quote to know just how much work and cost will be needed for repairs.

Leaky faucets, pipes, corroded components and rusty cast iron will add up when all are repaired or replaced by a licensed plumber. If you find a lot of odds and ends plumbing repairs needed prior to or at the inspection, its a good idea to find out cost to repair or replace to know just how much extra to save for.