Dealbreakers: What really matters when buying a house?

Jeff and I were watching "House Hunters" the other night (gotta love Hulu). After about 3 episodes I turned to Jeff and asked him “Why do all of these people focus only on the tile and paint in these new houses? Shouldn’t they be inspecting the roof or something?” He laughed and replied:

“Because that’s the way most people go about buying a house. Bankers know banking, teachers know teaching, and most of us don’t know much about houses and why they are the way they are. The best house/homeowner relationship is one of interaction where you participate in the system of the house. Sustainable living isn’t just about energy; it’s about your relationship to your environment. In the summer you open your windows at night to let the cool night breeze in, or you turn on your attic fan for fifteen minutes. In the morning after the cool subsides you close up to keep the heat out. You work with your house and its systems for maximum performance. You change filters, you open and close shades. The better the house is designed the more control you will have over its workings and the easier it is to keep your energy bills down.”

It’s hard to know what Jeff’s reaction to any HGTV show will be depending on which side of his brain is dominant at the moment. He has a great eye for design and style (right brain), but also understands structure and interconnectedness of parts (left-brain). Unfortunately, most of the conversations he has with homeowners are more of a "Holmes on Homes" type of conversation. He has to try to explain what the builder or remodeler was thinking and why it must now be corrected.

My point is, paint and tile can be replaced, but a cracked foundation (much like a cracked rib) must be repaired for structural integrity. And like a cracked rib, unlike say a cracked tooth, the end result is the satisfaction that your house won’t fall over, but it isn’t something you’re going to show off to your friends. (I mean really, how many people just can’t wait to show off their new grade beam?) The structures that make a house and the overall design of the house are the parts that matter the most. They cannot be discounted in the buying experience.

Enter the inspector. An inspector can give you information about your house and diagnose some problems before you buy. Inspectors are worthwhile to get a general visual assessment, and may be required by the bank, but any inspection is superficial. They can’t see into the wall or check for underground foundation drains. Some things are unknowable until you are living in the house. In addition to that, the inspector rarely knows much about how a design will impact a livable space. For example, is there passive solar, airflow, enough insulation? For a more thorough assessment, you can always have a builder, or someone else who is knowledgeable and trustworthy, look at the house as well. And research, research, research. On the upside, from a fiscal point of view, if you can catch a major problem, you can usually ask for a price reduction from the seller.

This may seem discouraging. Is home buying just a crapshoot? All of this made me start thinking about the important things to look for when shopping for a new house, particularly if you are open to remodeling. What matters, what doesn’t?

What are important things to look for when inspecting a house?

Here’s what we came up with:

Top Six Areas to Inspect in a Home:

1. The roof

The roof protects the whole house. It is the first line of defense against seasonal elements. There are many signs of a bad roof (curling, blistering, buckling, ceiling stains, faulty gutters) and a good inspector should notice serious problems by inspecting on the roof and inside attic spaces. However, knowing the age of your roof can help you determine when you may start to experience problems.

2. The foundation

The foundation is, quite literally, the rock upon which your house is built. It should be inspected for cracks, water damage, settling, and if possible, drainage. Age can be a factor in the integrity of a foundation, in addition to the region in which you live and the site on which the house sits.

3. Water damage/mold of any kind

Visually, mold or water damage is most common on ceilings, around sinks, toilets, and tubs in your bathroom or kitchen, around windows (both inside and out), and in soft peeling paint on the exterior of the house. Mold can also be smelled, especially in basements and crawl spaces under the house. Mold is an indication of a bigger problem in addition to being a potential health risk.

4. Home-grown electrical work/Bad wiring

Why oh why do people try to save money by doing their own electrical work? Faulty wiring is one of the leading causes of home fires every year. Exposed wires, uncovered electrical boxes, excessive use of electrical tape, and a general disorderly tangled mess are telltale signs of improper installations. A proper home inspection can usually determine if the loads are too much for the electrical service panel to handle.

5. High monthly energy bill

The energy bill gives you a good estimate of what you can expect to pay out every month. It can also point to insulation deficiencies, heating and cooling problems, or the need for window replacements. A home energy audit is the most easily available method of determining if your home is running efficiently and what aspects need to be fixed.

6. Plumbing

The pipes bringing you your drinking water are important for your health. Galvanized pipes are known to cause cancer. PVC easily freezes in winter and can break or leak. Copper and PEX piping are your best options for safe, healthy drinking water. You should inspect under sinks and in the basement and crawl spaces for any leaking pipes.

In the end taking your time and walking thru a house can tell you a lot. If you have access to the attic all the better. Make sure everything is dry. If it's the dry season be on the look-out for stains or mold. Try to find out how old the furnace or air conditioner is. Turn the faucet knobs on and off to see if they work. Don't be fooled by a fresh coat of paint. And if you really can't tell, ask a builder or remodeler to inspect it for you. A small fee can save you a lot of money.

These areas may not make for good television, but in the long run they will lead to peace of mind and allow you to focus on the more fun aspects of transforming your new house into your home.