Buying a home is an exhilarating milestone — especially if it’s your first time.
You’ve toured the property, felt it was the one, entered negotiations, and even had a home inspector walk through.
I have relatives in real estate and home construction, and over the years I’ve picked up practical tips about purchasing a house — and the problems that can surface.
Even if the inspector gives a positive report, you should personally inspect a few areas before finalizing the contract.
Home inspectors follow a checklist, but each inspector’s approach varies — some are more meticulous than others. Your money is at stake, and spotting a few issues yourself could prevent thousands in future expenses.
1. Open All Cabinets and Check for Water Intrusion
Inspectors can overlook hidden spaces, such as built-in shelving with bottom doors or concealed compartments.
Peer into the far recesses of those shelves and other concealed spots. Watch for any paint bubbling or uneven coloring. These are potential signs of water intrusion.
Even better, revisit the property during a steady rain. Rainy conditions are ideal for discovering leaks. Bring a friend for another set of eyes, and don’t hesitate to re-check areas they examined.
If you can, bring a wood moisture meter. They’re roughly $30 and worth the small expense. Measure wood near the suspect area to establish a baseline; wood naturally contains some moisture, so this helps distinguish normal from problematic readings.
Look for any readings that deviate notably from surrounding wood. Mark questionable spots and follow up with a carpenter or contractor who can offer a more informed assessment.
Dark staining could indicate mold. A mold remediation firm can test suspect areas for a few hundred dollars — far cheaper than the thousands required to remediate an extensive mold problem.
2. Inspect the Roof
You can evaluate the roof from ground level. For tile roofs, scan for cracked, missing, or misaligned tiles. For asphalt shingles, check for cracked, curled edges or missing pieces. Owens Corning provides helpful images to help identify shingle issues.
Even better, have a roofing contractor perform an assessment. They can pinpoint problems, call out potential design flaws, and estimate when a roof replacement might be necessary — a project that could easily cost several thousand dollars.
The roof’s design can also create drainage issues and accelerate wear. A professional roofer will spot design problems your inspector might not highlight.
If you can revisit during rainfall, note how water sheds from the roof. Is water consistently dumping off near the front entry, for example? That’s a major concern.
3. Examine the Driveway
The driveway can hide problems even when it looks fine. A contractor who specializes in driveway pours can be especially helpful here.
Key things to observe:
- Cracks or fracturing.
- Weak concrete. Tap the surface with the handle end of a screwdriver. It should emit a solid sound. If it sounds hollow, or the top layer compresses and rebounds where you tap, that’s a significant issue.
- Any sections where the top layer appears to flake or pop off. These conditions will worsen over time.
The trouble with driveways is there isn’t a truly permanent fix.
Most driveway “repairs” are temporary and largely cosmetic. They typically don’t address the underlying cause and color-matching to the original is difficult.
To properly repair a failing concrete driveway you usually need to remove the existing slab and replace it — a job that often costs several thousand dollars.
4. Note the Age of Major Appliances
Appliances have finite lifespans. Record the manufacture dates and overall condition of significant appliances like the refrigerator, range, dishwasher, air conditioner and furnace.
Research expected lifespans for these units. In an older property, several key appliances might be approaching the end of their useful life and could need replacing soon.
Knowing the state of appliances gives you leverage when negotiating the sale price.
Do Your Homework Before Committing to a Purchase
If you can bring a tradesperson or contractor familiar with these hidden trouble spots, you could save a lot of money. Take notes and photos during your walkthrough. You can also forward photos to someone else for a second opinion.
Depending on what you uncover, you may gain bargaining chips — such as requesting an extended home warranty, asking for repairs, or negotiating a lower purchase price.
Also consider anticipated ongoing expenses like home maintenance costs when assessing the overall affordability of the property.
— Written by Jordan Ellis
