If you’re a homeowner preparing to sell or a buyer hoping to find your dream home this summer, you’ve probably given some thought to a home inspection. Sellers (especially those who have been in their homes for many years) often wonder what might come up on a buyer’s home inspection report. Buyers wonder the same and then wonder what the cost will be to remedy the problem. Here are some of the most common inspection items we see flagged on DC-area home inspection reports:
ROOF CONDITION
Due to the higher risk of damage due to age, many insurers won’t cover roofs older than 20 years; some even stop coverage at 15. Most experts agree that an average roof can last 20 to 25 years (depending on the surface material), but without the ability for a buyer to obtain insurance an older roof presents a big challenge to a home sale. If you don’t know the actual age of your roof, here are some red flags that it is aged and may be in need of repair or replacement:
- Curling, buckled shingles. Shingles should lie flat against the roof.
2. Rusted roof valleys: The V-shaped metal channels that you see in the folds of your roof help with snow and rain off flow. If those valleys are rusted, you may be exposed to leaks.
3. Gaps in your chimney flashing: The flashing around the vents, a chimney or a skylight all serve as barriers to leaks. Make sure there are no signs of cracks or breaks in the flashing and if there are, repair immediately.
4. Take a trip to the attic: If you look up in your attic and see daylight, it’s definitely time to replace that roof. Roof boards that are open to the elements invite water into your home. While you are in your attic, check the insulation for signs that it is musty or damp. If it is, you likely have a roof leak. Check for moss, mold or fungi on and around the roof–these are other signs that a replacement is called for or that some maintenance is needed.
If you are planning to sell, a new roof may be an investment, but it will be worth every penny you spend. Buyers today are savvy about home components, and being able to market your home with a newer roof goes a long way toward alleviating any insurance problems and/or cancelled contracts.
GRADING AROUND A PROPERTY
Another common problem that we find is the quality of the grading around a home. Gutters and downspouts serve an important purpose in that they push any water off the roof of your home and away from the foundation. The perimeter of your home should be protected from water intrusion and can be done in several ways. Ideally, the ground should drop an inch for every foot that you move away from your home for the first 5 feet. While this may not be possible in every scenario, the ground should never be sloping upwards as you move away from a home foundation.
Grading issues can lead to costly repairs like foundation cracks, leaning walls or water penetrating the basement. A good landscaper can likely address any grading issues at a cost that may range from $1,000 to $5,000 (depending upon the size of a home). Steep slopes, areas with pooled water, patchy grass and trees with exposed roots may be better left to a qualified land grading contractor. Again, for home sellers, you may want to tackle this issue before you list your home. Buyers may love everything about your home, but if the lower level has a musty or moldy smell, it’s a red flag that the home has not been cared for.
BROKEN SEALS IN WINDOWS
A broken seal on a window has a telltale sign: it looks like there is fog in between the glass that you can’t simply wipe away. In a double-pane window, the insulating gas between the panes escapes, creating the “fog” and reducing the window’s ability to insulate your home. Some seals can be repaired at a modest cost, but in most cases, it is better to replace the entire pane (at a cost that typically ranges from $250-$400). Ironically, sunshine is one of the leading causes of window seal failure; the sun’s rays harden the sealant, and the air heats which causes the unit to expand during the day, then in the evening the window cools and contracts, drawing air and humidity. Every day, year after year, the expansion and contraction occur, stressing the seals and filling the air space with moisture.
HVAC Condition
Like most of the components in a home, the HVAC system has a life expectation for optimum performance. You may not even remember the actual age of your unit. If your system is 15+ years old, a home inspector will likely indicate that it will need replacement in the not-too-distant future. It is always a good idea to have your system serviced twice a year to maximize the life expectancy and save on your monthly heating and air conditioning costs. If your system is nearing the end of its prime function, you can expect that buyers will notice. There are a number of ways to deal with an older HVAC system: Some sellers offer home warranties, some offer a credit for replacement, some take a proactive approach and install a new system prior to listing, and then others take a “wait and see” approach before reacting to what the buying market says. As the market shifts to a more “buyer favored” one, with more available homes to choose from and home inspections a part of the transaction, it makes more sense to tackle the issue of an aging HVAC system up front.
For sellers, knowing some of the most common home inspection items that come up can prepare you for getting your home ready. Take a proactive approach and fix these things up front…you’ll save a lot of headaches down the road when a buyer conducts his own inspection. Buyers today are still faced with limited inventory, but don’t want to pay for a home where they see lots of red flags, safety issues or a laundry list of home inspection repairs that await them. For buyers, your home inspector should be able to give you a good idea of the scope of repairs that are needed and will be able to recommend any you should budget for long-term.
Whether you are selling or buying, your Banner Team agent will be able to provide you with the advice and expertise you need to feel confident in your home sale or purchase, with every resource to deal with common (and not-so-common) home inspection findings!