If you’re not a tradesperson, or if you’ve never owned a home before, it can overwhelming to think about what you should look for when you’re at a viewing. How can I tell a ‘decent’ house from a ‘bad’ house? How can I tell if the plumbing is in good shape? There are so many factors to consider. Factors that could lead to costly repairs. Factors that you need to budget for.
We’re all about educating our clients, so here are some tips we recommend when you’re out shopping for homes!
1) Roof Covering
Shingles typically last 15 to 20 years depending on several factors (quality, sun exposure, etc.). Shingles will show more wear on the south and west side due to the exposure of the sun, so when looking at the shingles, it’s best to look on those sides for wear. You can guess the age of the shingles by the way they look; newer shingles lay flat and older shingles curl up. You’ll also notice that older shingles lose their granules and become brittle. It’s important to know how old your shingles are as older shingles risk leakage which can cause severe damage.
Old shingles (left) versus new shingles (right)
2) Exterior
Pay close attention to the gutters, downspouts, lot grading and any exposed wood. Gutters should be well secured, clean of debris, and with a proper slope. Downspouts should be discharging above grade at a minimum of six feet away from the house. Lot grading should be sloped away from the foundation wall which will direct water away, reducing the potential for basement leakage and dampness. Any exposed wood (i.e. window/door trim, siding, porches and decks) needs to be well sealed to prevent rot.
Check the gutters, spouts and exposed wood!
3) Structure
Check the exterior for any large cracks in the bricks. Common areas for cracks are over/under doors and windows. In the interior, look for any sloped floors, especially on the second floor. Many of these items are common with older houses and may not be a concern, but larger cracks may indicate an issue with the foundation or general structure of the home.
A home before we renovated it. See the cracks above the windows? Because of this, we had to dig down below the basement floor to make sure the foundation was stable and to see if we needed to budget for basement underpinning. It turns out we didn’t need to underpin and we just had to stabilize the walls surrounding the windows. Many other buyers actually backed out of offering on this home because they didn’t know what this crack meant or how much it would cost to fix. Thanks to that, we got it at a great deal and knew how to handle the cracks safely and affordably.
4) Electrical System
There are several things to consider when looking at the electrical set up in a home. First, what is the size of the electrical service into the house from the street? If the house was built after the 1960’s, 100 amps is common. You can find 200 amps in newer, larger houses. If the house was built pre 1960’s, 60 amps was used. With today's usage of electricity, 60 amps is not enough power and it will have to be upgraded to 100 or 200 amps. The electrical panel should be looked at to determine if it is a breaker panel or an older fuse panel. Older fuse panels have been gradually replaced with breaker panels.
Knowing the type of wiring that is in the house is important as well. There are three types of wiring that you will tend to see. Knob and tube wire was used up to the late 1940’s to early 1950’s. Aluminum wiring was commonly used in the 1970’s, and copper wire was used in the 1960’s and from the 1980’s to present. Keep in mind that many insurance companies may have concerns with 60 amp services, fuse panels, knob and tube wire, and aluminium wire. Some of these items may have to be upgraded and/or inspected by a licensed electrician to satisfy the insurance company for proper insurance coverage.
Fuse panel (left) versus circuit breaker panel (right)
5) Basement Leakage
Water is the enemy to every house. Older houses are more susceptible to basement leakage and dampness. New houses typically have water proofing done at the time when they were built. When entering the basement, take note of any odd smells – musty, damp, mouldy smells usually indicate dampness or leakage issues. Look for any storage that is raised off the ground and any water stains or mildew/mould on wall surfaces.
Mouldy basement! If you see or smell it, don’t linger too long. Breathing in too much could be hazardous.
6) Windows
Take note of the type of windows in the house. Single pane windows with a storm window are older, inefficient style windows. Wood frame windows are prone to rot on the exterior frames and also swell if there is high humidity, making them difficult to operate. Newer windows are typically a double or triple pane unit with vinyl or plastic framing. During your visit, opening and closing as many windows as possible should be done to ensure they are operating smoothly. Keep in mind that replacing older windows can be expensive.
Old wooden window (left) versus new window (right)
BONUS - Heating and Cooling
Heating systems typically use either a furnace or a boiler. Newer, high efficiency furnaces have a lifespan of 15 to 20 years, while older mid-efficiency furnaces have a typical life span of 18 to 25 years. Boilers can have a lifespan of 15 to 50 years depending on the make. Central air conditioners have a typical life span of 10 to 15 years. Figuring out the age can help you figure out when and how much you’ll need to budget towards future replacement.
HVAC system
Need help? Want to ask a certified home inspector? We’ve got you.
Blaine Shular
Certified Home Inspector & Licensed Realtor
Blaine Shular is a certified Home Inspector and licensed Realtor in Toronto. With over 15 years of experience in the real estate and inspection world, he has seen it all! He has helped clients with renovations, guided buyers in the market, and helped sellers prepare their home for sale. Blaine provides the best recommendations for homeowners.
Do you need help buying your next home? I’ve got you covered!
Blaine Shular
Blaine@teammangos.com
416-477-0750