Home Inspector's Guide to Looking at a House

Congratulations on your decision to buy a house! Home ownership offers security and the opportunity to create your own special oasis. Buying a house is also a huge investment that comes with commitment – and that can be intimidating. You’re probably GREAT at what you do for a living – but loans, real estate values and home maintenance may be new to you.

Fortunately, you’ve got a team. Finding a good lender, realtor and inspector will make it all much easier. After you’ve found the price range and right location, it’s time to pick out your new home.

Look Before You Leap!

Use this guide to look deeper than the fresh paint.

Every house should be inspected before purchase – and YOU are the first inspector. Our approach to assessing a house will help you find that gem and close with confidence.

The Three Layers of a House

1st Layer: The Core can make or break a home.

Location, Layout and Shape are hard to change and any fixes will require a compromise.

Common Rooflines - most houses have a combination of shapes. The roof can move large amounts of water - does it flow well the ground and away from the house?

Location: Spokane and the surrounding area have a wide variety of classic Craftsman houses, Bungalows, and Ranchers. Spend some time driving around - do you want a short commute from in-town, a moderate commute from Liberty Lake, or maybe some rural living in Cheney or Deer Park?

The Lot: Look at the property and imagine living there – does the layout and neighborhood work for you? Is the house cut into a hillside that may shift over time?

Does the roofline drain well? The shape of the house is reflected in the roof and affects where water runoff flows. Water causes the deepest damage to a house. Is all the roof water funneled to a narrow area? Surface damage hints at bigger issues underneath.

Dysfunctional drainage: Does a chimney or wall “catch” water as it runs downhill? Does water empty or drain toward the foundation wall?

Flat roofs or low slope: Common on additions. Look at the underside for water staining or prior ceiling repairs.

Is the structure intact? This is easier than most people think. Look for cracked foundations. Old hairline cracks are normal; wide or horizontal cracking is not. Also look for similar cracks or repairs around multiple windows and doors – the house may be shifting over time.

2nd Layer: Entrenched systems inside the walls affect the investment.

Plumbing, Ductwork, and Electrical Wiring have lifespans - replacing involves a bit of “surgery”

Is the plumbing at end of life? Steel galvanized pipes have a 30-50 year life. Look for red sink stains or rusty water. If pipes are visible, rust or white mineral corrosion will show on the threaded areas. Look for prior repairs in high-use areas. Some older plastic pipes get brittle. There are no minor leaks in plumbing.

Is the sewer pipe ok? This is hard to see – Look for records of repair, houses should get a camera scope completed– especially pre-1970’s homes. Old pipes collapse or get root clogged and back up after a few weeks of family use.

Corrosion at pipe fittings

Electrical systems: Your part is easy: Look for two-prong plugs, old fuse panels and outdated wiring—often visible in the basement. These are symptoms the in-wall system may need updating.

Ductwork/insulation: Older houses often lack full house heat systems and may have very minimal insulation. Ducts may not reach all rooms and retrofit installation can be complicated. Other heating & cooling systems may ensure your comfort. Newer efficient systems often include rebates.

Siding & Windows: The outer layer of a house protects the framing bones. Siding and windows are overlapped to shed water. Problems with one usually affects the other. The lower corner of windows usually shows water damage first. Brick exteriors may show stair-step cracking here.

3rd Layer: Disposable systems and cosmetics are easily updated.

Examples: Water heaters, Decks Furnace/AC, Cabinet, Appliances, Shingles etc. They make up the appearance of a home but can be usually replaced in a few days. These last about 10-20 years and are a common home-owner maintenance responsibility.

Non-Issues: Cosmetic issues such as loud paint color or the seller’s choice of décor may be the first thing you see. Look past items such as carpets or appliances that are easily replaced.

These things can be changed tomorrow with a minimal investment. Consider it an opportunity to customize and upgrade your new home. Don’t let a little smudged make-up chase you away from an otherwise healthy house.

Don't take our word for it:

Opendoor.com- What to look for on a house tour

Safety Considerations:

Some houses have unique safety considerations and might affect homeowner insurance or appraisals. Often these items can be quick fixes before closing.

Examples of safety and liability issues:

· Failing chimneys with loose bricks

· Decks/stairs without safe guardrails

· Un-anchored water heaters prone to tipping

Pre-1980’s houses often contain asbestos or lead-based paint. These are both common and relatively safe if undisturbed, but remodel work may create dust and inhalation health hazards. Testing for lead paint or asbestos requires destructive samples that may not be available until after the sale.

Radon Gas from soil is another hazard linked to lung cancer after extensive exposure. This can be tested with a home kit or during a professional home inspection and fixed with a radon mitigation system.

Every house is a great house for the right buyer at the right price.

Problem or Opportunity?

Replacing plumbing or electrical wiring usually means cutting walls open. It also offers the opportunity to customize the bathroom and kitchen. Open wall also means sinks, tubs and showers can all be relocated at this time. New room lighting and switches can be added.

Dollars and pennies: Think of home repairs spread over the life of the mortgage. Over 30 years, a $5000 repair is less than $30 a month. Many projects increase your new home’s value.

EVERYTHING IS FIXABLE

A professional home inspection will help you budget for your new home’s needs. You may be able to negotiate repairs or even bundle improvements into the loan.

Inspectors usually don’t suggest a repair price because contractor rates and material prices vary. A good rule of thumb is 3 estimates before committing funds.

Make sure your contingency period allows time for complete buyer diligence. Many issues are surface symptoms that should be further evaluated by a specialist. Most contractors offer a free quote to repair.

About a professional home inspection:

Home Inspectors are licensed professionals with wide expertise on residential systems and use state standard criteria to assess a home. Inspectors offer an impartial assessment of the property and give you the report to make your own decision. The inspection is a visual non-invasive examination of the house. Hidden defects within the walls are often found by symptom analysis.

Expect a detailed report 24-48 hours after inspection. You’ll find repair notes and photos, but it won’t tell you whether or not to buy the house – You’re the boss on that decision. Inspectors can help you decide which items are critical to consider.

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