Certain aspects of a property will be at the forefront during showings: location, layout, cosmetic updates, landscaping, etc. But it’s important to dig a little deeper and keep your eye out for defects. In fact, caveat emptor (Latin for "buyer beware") still applies to certain circumstances in Ohio and Michigan. Under this doctrine, it is the buyer's responsibility to perform inspections and they generally assume liability for open and observable defects.
Here are some items you should take into consideration when viewing a home.
age of mechanicals
Maintaining and replacing HVAC systems can be costly. A lot of furnaces have a service sticker with dates that can help you determine a rough age of the unit and whether it’s at the end of its life. You can also look for a nameplate on the outside cabinet of furnaces and air conditioners. Oftentimes there will be a date listed next to MFD or MFR Date. If you don’t see a manufacture date, try to find the unit’s serial number and Google that with the brand name.
Water heaters are less expensive than HVAC, but it’s still something you’ll need to budget for if it’s at the end of its life. The average cost of a HWT is $1,200. You can use the same steps as above to get an idea of the unit’s age. Check the outside of the tank for a service sticker or nameplate. If you can’t find a date, look up the brand and serial number.
age of roof/damage to roofing components
Roofs are one of the most costly home improvements and they can lead to a lot of damage if they aren’t replaced in a timely manner. Try to get a look at the roof during showings and watch out for cupped shingles, granule loss, missing shingles, and moss growing on the roof.
You should also take a look at the soffit and fascia. These roofing components are vital for the home’s ventilation and they protect the roof from exposure to the elements.
windows
There are a couple things you can check during a viewing to determine if the windows are failing. You don’t need to test every window but you might want to test a few to see if they open— particularly ones in rough shape. You can also take a moment to listen for outside noise. If the windows don’t have enough insulation there will be more sound transfer. You don't want to move into your dream home only to find out that the windows prevent you from peace and quiet.
Broken glass and cracks aren’t just a safety hazard; depending on your loan type or lender, it might be a financing requirement to have damaged windows replaced prior to closing. You should also check window frames for rotting and decayed wood as this can be a sign of faulty, leaking windows.
Condensation on windows isn’t always a bad thing. If the condensation is on the outside of the pane, it can be a sign that the seal is airtight. Condensation in between panes is a signal of a broken air seal. In this situation, it’s best to consult with a contractor or home inspector to see if the broken seal is a concern for mold or wood rot.
electrical
Almost every aspect of modern life requires electricity, yet a lot of buyers don’t focus on the electrical system when looking at houses. At the very least, you need to know where the panel is located and whether it’s a breaker box or fuses. 100-amps is the minimum panel amperage allowed by the National Electrical Code but many households have 150-amps. Depending on the size of the house, appliances, and whether you need frequent access to power tools, 200- or 400-amps may be more suitable for your situation. It’s also a good idea to check for outlet placement and GFIs during showings.
cracks
Single vertical cracks typically aren’t structural, but multiple in the same area can be a sign of a bigger issue. Stair-step cracks are the most common indicator of differential settling and they happen often in cinder block walls. Stair-step cracks have the potential to cause a lot of damage so it’s a good idea to have them assessed by a contractor. Hairline cracks that have a width of one-eighth inch or less aren't an urgent matter, but any cracks that increase in size or allow water intrusion require a professional repair.
Horizontal cracks indicate foundation problems and should always be evaluated by a professional. They’re usually caused by poor soil or hydrostatic pressure and require drainage fixes and/or foundation reinforcement.
uneven/sagging floors
Uneven floors can be caused by numerous problems: foundation damage, poor structural support, soil movement, and water damage are the most common. Sagging/uneven floors aren’t always a major expense but it’s important to find out why it’s happening. If you can get underneath the floor it will be easier to assess the situation.
crawl and attic access
Determine whether the house you’re looking at has a crawl and how to access it. Same goes for attics. These areas can tell you a lot about a house and they’re often overlooked by both homeowners and buyers alike.
If you’re able to look in the crawl, check for signs of water intrusion, foundation cracks, and pests. It’s also good to note if the crawl space has an adequate vapor barrier to prevent moisture. Make sure you know the location of the access to ensure it’s properly inspected.
If you can get into the attic during a showing, be on the lookout for signs of pests, unevenly distributed insulation, ventilation, roof deck stains, dampness, exposed wiring, and drafts.
water stains
Don’t forget to check for water marks on the ceiling and around plumbing fixtures. If you can reach the spot this will help you determine if it’s an ongoing issue. Newer water damage will be wet to the touch but the finish materials will still be strong. An older spot that needs fixed will feel mushy. Rings will also indicate the age of the damage. One single water stain is likely a new issue while water stains with multiple rings are a sign of repeated water exposure.
Remember that these suggestions are meant to arm you with as much info as possible prior to writing an offer. All properties have areas that could use improvement and it’s impossible to catch every flaw during showings. That’s why it’s strongly recommended that buyers obtain a professional home inspection.