Buying Real Estate in Smithers and area: Call Ron for confidential consultation.
"Buying a home is the biggest investment most people ever make. When you are ready to make an offer on a home I will always recommend your offer be subject to a professional home inspection. From my experience, buyers who take this advice enjoy peace of mind in knowing that they have made an informed decision."
Here are some things to look for:
Foundation
Take a walk around the foundation and carefully check for cracks. It is normal to find some smaller cracks in a foundation. Cracks that measure more than 1/8 of an inch may warrant further investigation.
Exterior Siding& Interior Drywall
Inspect carefully for larger cracks or patching above doors and windows. A home inspector can normally distinguish between normal cracking due to shrinkage and the type of cracking that indicate potential structural concerns.
Eaves
Take a close look and make sure they are straight. Check for any signs of wood deterioration or water stains. Often the beginnings of roof leakage can be identified and dealt with before more serious damage occurs.
Roofs
Look for a ridge that is straight with minimal sagging in the middle. Check to see that none of the flashings have popped out of place. Deteriorating flashings can lead to roof leakage.
Chimneys & Wood Stoves
The safety of you and your family is of utmost importance. I would strongly recommend that you have these items looked at by a certified inspector.
Asphalt Shingle Roofs This is the most common roofing material. Normal life expectancy is about 25 years. Ask if the seller has documentation verifying the date of any previous roofing installation. If that is not possible look for missing, torn, broken or curled shingles.
Wood Shingle & Shake Roofs
Life expectancy can be up to 30 to 40 years or more. Look for shingles that are warped, split or otherwise deteriorated. Green mossy areas indicate that the shingles are beginning to absorb moisture meaning the roof may be approaching the later stages of its life span. Check for previous patching and ask when the roof was last replaced.
The Attic
This stage of the inspection is very important. If there are any roof leaks you will see them in the attic. Also, check to see that there is sufficient insulation and that the attic is well ventilated.
Walls - Ceilings
Carefully check the ceiling and top of walls for water stains. A recently painted ceiling may hide some or all of this so look carefully. Large gaps in the joints between the walls and ceilings call for further investigation.
Floors Either visually or using a level, carefully check the floor for dips and bows. Floors that are not completely level are quite common in homes where older construction methods were used. Your home inspector can identify whether any bumps and sags are the result of problems with the structure itself.
Windows and Doors
Open and close all windows, making sure they function easily. With wood windows check the sills and the bottom portion of the window frames for any softness or rot. Check twin seal windows for any condensation between the panes. Open and close all doors, making sure they function easily.
Bathrooms
Look for signs of leaking or dripping water. If the floor has soft areas there has likely been some leaking, past or present. Check the ceiling below for any water stains or patching. Check all areas where walls, floors or tiles meet sinks and tubs. Look for adequate caulking in these areas. Many home inspectors carry a moisture meter which is invaluable in identifying moisture issues.
Kitchens
Check the floor around all areas where there is water plumbed including sinks fixtures and appliances. Look to see if the countertops are reasonably level. Sometimes an unduly slanted counter will be the result of a rotted sub-floor beneath.
Basements
Again, check the foundation walls for cracks greater than 1/8 of an inch. Look for evidence of water entering the basement. Patiently inspect all exposed ceiling joists including the surrounding wall plates and studs for any rotting. A good home inspector will carefully check for any signs of moisture in the basement. Often, a tell tale musty odor is your first hint of moisture issues in the basement.
Heating
Because heating systems are complex, it is advisable to have a heating specialist come in to inspect the system. For your own peace of mind it is worth making sure there is no presence of hazardous carbon monoxide fumes.
Plumbing
Check under all exposed water pipes and their vicinities for leaks or stains. Survey any wood deterioration. Check out which type of water supply pipes and drain pipes are installed. Look in the basement, kitchen, bathrooms and washrooms. Run all water fixtures. Now is a good time to check exposed pipes under sinks, tubs, and toilets for leaks.
Electrical
Many older homes have not upgraded to standards to accommodate today's electrical demands. Most insurance companies will require that the service be 100 amps or greater. Go to the service panel(s) and verify that all switches are on. Test all light fixtures and outlets and verify they work.
Appliances
In most cases there are no warranties on older appliances and home inspectors shy away from inspecting them. Consider whether the appliances are worth more to the seller than they are to you. If you do want to include appliances in your offer run the washer, dryer and the dishwasher, test the stove elements and open up the fridge to make sure it is cold enough. Also, run and check the hot water.