All About Homes Residential Inspection Service

I just backed out of a deal on a house that was being sold “as is”. It looked like it needed a just a lot of cosmetic work, but it had drainage and foundation problems that I wasn’t aware of until the property inspector pointed them out. I was frustrated because many of the things the inspector pointed out, were actually visible when I first inspected the house. I just didn’t realize their significance. I’m going to keep looking, but don’t want to make this mistake again. What are some of the things that I should be looking for when buying a house before I make an offer?

D.H., Oakland

Having to back out of a real estate transaction because of undisclosed issues is not only frustrating, but is also costly and time consuming. Buying a property “as is” is sometimes risky because they are often put on the market without much disclosure.

This puts more burden on the buyer to determine if there are any serious concerns.

Most people don’t really find out about the condition of the house until they have the house inspected. Then, if major items are disclosed and the seller refuses to correct them, buyers have the option of backing out of the deal. The problem is that by the time buyers decide that they need to back out of a transaction, they have already spent hundreds of dollars on title, appraisal, and inspection fees.

However, with a little specific knowledge about what to look for, and a basic understanding about how house are built, and react to environmental influences, a buyer can greatly reduce their chances of putting an offer on an house that has major problems.

The most important aspect of a house is its structural integrity, i.e., how well it was constructed, and how well the foundation is performing its job of supporting the house.

This should be a home buyer’s primary concern. There are basically two things that can influence the integrity of a house or foundation, environmental and human influences. Environmental influences include wind, rain, earthquakes, and drainage around a building. Human influences include modifying or changing something from original construction.

In order to evaluate a house’s structural integrity you need to start with the foundation and the soil it is built on. If there is movement or cracking to the foundation, there will also be movement to the interior and exterior walls of the building. This will create cracking to the interior and exterior surfaces of the house, as well as floor sloping. Carefully check the windows and doors for proper opening and closing, and check the floors for sloping or excessive bounce. If the windows and doors do not operate smoothly, or if they have been cut or modified to work, there could be potential structural concerns.

The most common modifications usually performed by non professionals, and often installed in non code complying ways include the following: new landscaping or underground drainage systems, patio covers, kitchen and bathroom remodels, basements, elevated decks, roof installations, skylights, electrical upgrades, gas lines to fireplaces, fireplace inserts, new furnaces or water heaters, ceiling fans, and new double pane windows.

Most of the time modifications to a building are not disclosed, because sellers don’t realize that they should be. That is why it is up to the buyer to seek them out. Once modifications are identified, a buyer can verify if the work was done with permits by contacting the local building department and asking for a permit history for the property. This will list all of the permits that have been taken out for a particular property.

My best advice when trying to evaluate a house’s condition, is to thoroughly inspect as much of it as you can, looking into the attic and under the house if possible, and inspect the property site. Ask as many questions as you, and although you may not know the significance of something, make notes of everything you see that may not look right. Look for modifications or upgrades to the house or any of its components.

At a later time, review the notes, and see how you feel. At this point you will know whether you should proceed with the transaction and have it inspected, or maybe walk away. Learn to trust your judgement or initial sense about your findings, because it is usually right.

John R. Schneider is a licensed general building contractor and a certified residential code specialist. He is president of All About Homes, a residential inspection company, and has been performing code and construction consultations since 1985. Readers may address their comments to John Schneider, 24326 Mission Blvd. Suite 7, Hayward, Ca 94544. Fax number: 510 537-8666. Please include your phone number. Schneider will answer questions of general interest in the paper. He reserves the right to edit the letter for brevity and clarity. Readers are encouraged to contact a competent contractor or code consultant for specific information regarding questions they may have about their homes.