[OP]
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My son-in-laws niece and her fiancé are looking at houses. They’ve been asking me questions and I can help some. But I bet you good people could come up with better advice.
Are there any tricks to spotting a well built house that you can see on a walk-through?
Contributor
From the outside I would look at the roof for sagging between the trusses/rafters which to me indicates either the trusses might be pushing being too far apart, or the sheathing is too thin for the space between the trusses/rafters. That said, it still might meet code.
If it has vinyl siding (some might argue that a well built house would not have vinyl siding) check that the siding lays flat and is not wavy.
On the inside check to see how much the floor bounces when someone walks across it with a heavy foot.
Maybe take a look at the plumbing fixtures and brands to get a sense of inexpensive builder/big box house brand, middle of the road functional , and fancy/top of the line paying for style
Member
I always figured that I would not buy a house that I had not seen when it was being framed. As a carpenter I can spot sub-par framing driving by from my truck window. Way tougher to tell after things are finished. Take a level along and check walls for plumb ,see if doors close nice and do not swing by themselves. The other advice would be to find an older experienced realtor who knew the good builders in the era and area the house was built in. The furnace room will be an indication if the electrical and plumbing look good that would be an indication of a G.C. who cared about quality. Does the house look quality ? Windows and doors are another clue,a better builder will use better windows. if the kitchen and baths look cheap you can almost bet that money was saved where you can not see.
Contributor
If it is not too old look at the roof. Is it the cheapest single layer shingles or something better. Did they use metal flashing in the valleys. I am sure there is a way to spot cheap gutters and downspouts from the street.
Bil lD
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I've heard a marble is an easy way to check floors or countertops for level. Probably less effective on carpeted floors..
Contributor
I look for foundation cracks. They're almost inevitable in older houses, but if the house is newer they shouldn't be there. If you have an unfinished basement I look up and see what size/type of rafters they used and if the HVAC, plumbing & electrical are neat and not jumbled together or done amateurly.
Friend of the Creek
Roof: Does it look straight? Any noticeable signs of stained drywall on any ceiling? Signs of a leak.
Electrical. 200am service minimum. Are there any spare breakers for growth, or will the buyer have to install a subpanel. Test some breakers by turning them on and off. Are they spongey? If so, the breakers may need replacement. If the panel is Zinzco, then there is a panel change in the buyer's future. Bring along one of those pocket three prong outlet testers and test a few in the kitchen and bath. Count outlets per room. Now, they like them every 12 feet, because most cords are limited to six feet.
Plumbing. Of course, run the shower and flush a toilet. Yes, the shower volume will go down, but it shouldn't force the shower taker to run out of the shower. Run hot water. How much time until it gets hot? What size tank if its a tank-type. Bonus for Tankless.
Internet, TV etc. Where does the cable terminate and is there room for a modem, router and switch and perhaps a UPS (e.g., an electrical outlet nearby)
AC. I wouldn't buy a house without AC, even in Minnesota. How many zones? The more the merrier.
Laundry. Convenient and good dryer exhaust? Usually not more than a six foot dryer exhaust, unless there is a booster fan.
That's all I can think of on the fly.
Regards,
Tom
Member
Lots of good advice above.
In addition to the points on settling raised by other members, you can also look for drywall cracks or seams opening. A little is not unusual, but be wary if you see more than that. Cracked tile and/or grout is another warning sign.
Look for signs of moisture in the basement, not just on the floor but also the walls - water stains on finished walls or efflorescence (white powder) on concrete or block. Also look for water leak stains on all the ceilings. It will often look like a brownish area, generaly deliniated by a darker brown line
Outside make sure the water easily drains away from the house and gutters are well maintained. If water has been trapped near the walls too often, there may be serious damage that will be hard to see.
If its part of a development put in at the same time, ask some of the neighbors about issues they've had with their houses.
Some other things to consider will depend on the age of the house.
In general, insulation, and more importantly air sealing, have on average been getting better over the past few decades. A copy of the past few utility bills can be quite useful
Much older homes can have amazing details, but wiring can be a big concern, as well as lead paint.
Utilities like the heating, AC, hot water, etc have varying lifespans, depending on the initial quality. You can generaly get a date off of the manufacture plate, but more importantly, look at the condition - rusted, dusty, evidemce of leaks?
Most importantly, when they make an offer on a house, get a thorough set of inspections by a very reputable group of inspectors. The buyer's agent will recomend some, and they may be great, but remember that the agent makes money by getting sales to close quickly and their inspectors rely on referals from those agents
Contributor
A roof design that does not make you think you once saw it playing a mountain range in a movie.
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A curse on builders who make unnecessary design features that they think are trendy but have no practical value except adding to repair and replacement costs. Every roof penetration is an opportunity for a leak.Originally Posted by Mel Fulks
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Inside look at the walls above the doors for signs of cracks in the drywall-a possible indicator of foundation settling or floor rot.
Same with the brick veneer on the exterior-cracks can mean settling or foundation problems.
If gutters are present, look at the end of the downspout for an excessive amount of shingle granules, an indicator of excessive roof shingle wear and age.
If you can access the crawlspace, look for water damage under the wet rooms-bathrooms and kitchen. I worked for 25 years as an insurance claims rep, and I saw my share of rotted subfloors from moisture and water damage; I just finished repairing my own home for similar damage.
The last tip is my opinion only; don't rely on home inspectors to find any damage to a potential home sale. Remember they are hired by the realtor who wants to make a sale. I have seen homes that were recently purchased with damages that were not obvious to unknowing home buyers, and were left with expensive repairs that an insurance company will not pay for.
that were recently purchased
Contributor
Where do you live that a home buyer has to use an inspector offered by the realtor? Sure, a lot of buyers do use the inspector recommended by the realtor, but in Minnesota at least there is no requirement to use any certain inspector. Realtors want you to use their inspectors because their inspectors often have an incentive not to wreck a sale if they want future business from recommendations.
I most certainly did not use the realtor's inspector when I bought my house. I used an inspection company that is well known locally for doing through inspections. My house was a wreck when I bought it. I only had an inspection done to be sure I didn't miss a major structural issue. The inspector only found one issue I didn't already know about, but it wasn't enough to cancel the sale.
Contributor
Mot of the posters in this thread would never be able to buy a house in decent neighborhoods in the city of Minneapolis. Houses there are still getting multiple offers on the first or second day they are on the market. In some cases the houses go on the market in the morning and are sold by dinner time. If a house hasn't sold within a week potential buyers would start to wonder what is wrong with it. You're not going to have time for all kinds of research before making an offer if you want the house.
If you need to bring in ten different contractors and a structural engineer to evaluate a house you probably need to build your own house so you know it is done right. There are builders out there who build very nice houses, but they won't be cheap and they'll probably have a waiting list of a year or more.
I don't know where you're going to find many existing houses with double layers of 3/4" flooring. My brother is building his own house with just a single layer of flooring and the floor is as solid as a rock. The flooring is glued and nailed/screwed.
Friend of the Creek
+1 It is in the Agents' best interest that defects not be found or disclosed and the sale goes through smoothly. I would hesitate on using any inspector recommended by any of the Agents. Find your own inspector.
Regards,
Tom
Contributor
If you're encountering this, it's not only unethical, it's illegal in many areas. You should report them.
~mike
happy in my mud hut
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