It's easy to look at a house and put an offer on it. But it's harder to make an informed decision based on the potential costs of repairs and renovations that a home needs. All pre-owned homes need repairs, remodeling, and general upgrades. A leaking roof, bad plumbing, or electrical problems can cost tens of thousands of dollars to fix. Without a guidebook telling you how to spot and estimate the cost of repairs, you don't have the information you need to make good decisions. Written by a general contractor with more than thirty-five years of experience and a former building supply professional, this guidebook provides a roadmap on how to make smart decisions. Checklists, charts, and inspection tips make it easy to find hidden defects so you have all the information you need before buying. You don't need special training or extensive knowledge of construction and building codes to buy the right home; you just need to empower yourself with the detailed information and data in The Home Contractor's Home Purchase Guide.
The Contractor's Home Purchase Guide
By Timothy Perry Daniel ProutyiUniverse, Inc.
Copyright © 2011 Timothy Perry and Daniel Prouty
All right reserved.ISBN: 978-1-4620-2001-0 Contents
Introduction.......................................xiThe Front of the House.............................1The Back of the House..............................9Roof and Foundation................................15The Interior of the House..........................23Living Room........................................31Dining Room........................................39Kitchen............................................45Family Room and Breakfast Nook.....................53Laundry Room.......................................59Bedrooms...........................................65Bathrooms..........................................71Basement...........................................81Garage and Utility Room............................85Severe Weather Overview............................91The Walk-Through Worksheet.........................97
Chapter One
The Front of the House
We begin our walk-through by taking a good, objective look at the front of the house. Though the front may look great to a casual onlooker, a closer inspection could reveal serious and costly problems. You need to address the following points:
First Impression _____________________________________________________________ _____________________________________________________________ _____________________________________________________________ _____________________________________________________________
Landscaping
YES / NO
_____Is sprinkler system nonfunctional?
_____Is the water pressure on the faucets too low?
_____Is the landscaping unattractive or poorly maintained?
_____Are there any trees, shrubs, or bushes that need to be removed?
Driveway
YES / NO
_____Is the driveway sloped toward the house? During the rainy season, this may lead to flooding in the garage and elsewhere.
_____Are there excessive cracks in the driveway?
Replacement cost: $12,000–$18,000 based on a 400-square-foot driveway
Front Walkway
YES / NO
_____Is the walkway leading to the front door cracked or upturned? Replacement cost on concrete walkway: $8 per square foot
Destructive Root Systems
YES / NO
_____Do portions of the front walkway appear uplifted and/or higher than the original position? This is most likely the work of powerful roots. In addition to causing sidewalk and driveway problems, destructive root systems sometimes wreak havoc on water and sewage lines. Perhaps the offending trees must at some point be removed, which could cost a lot of money and have a major impact on the house's appearance.
Stairs and Landings
Wooden
YES / NO
_____Do the stairs sag?
_____Are the stairs faded, cracked, or rotted?
_____Are the support posts for the stairs in contact with the ground? Contact between wood and soil leads to rot.
_____Are the handrails missing?
Replacement cost for a one-story set of wooden stairs (thirteen steps, landing, and handrails): $1,500–$2,500
Concrete or Brick
YES / NO
_____Are the stairs or landing physically unconnected from the house itself?
_____Has the bottom stair sunk below the level of the front walkway? If so, the stairs and landing are probably sinking under their own weight.
Replacement cost for stairs, landing, and handrail (concrete or brick): $2,500
Porch and Overhang
YES / NO
_____Does the porch's overhang (roof) appear to sag?
_____Are the supporting posts for the porch rotted? Always check
where wood (posts, etc.) makes contact with soil.
Repair cost: $500
Replacement cost: $1,800
Siding
Wood
YES / NO
_____Is there foliage against the building? If so, pull the foliage away from the building and inspect for moisture and evidence of rot.
_____In general, is the siding rotted, warped, or weathered looking? If so, replacement may be called for.
Replacement cost: Varies depending on type of siding—get an estimate.
Stucco
YES / NO
_____Is the stucco cracked, patched, or a different color?
Note: Check especially around windows and doorways.
_____Is the stucco crumbling at ground level?
Replacement cost: $5 per square foot
Brick and Cinder Block
YES / NO
_____Is there excessive paint buildup or cracking around the foundation, doorways, or windows?
Repair cost: varies—get an estimate
Paint or Stain
YES / NO
_____Is the exterior paint or stain weathered in appearance?
Cost to repaint exterior of house: $ 3,500–$7,500 depending on the number of colors and detail
Note: Older (1978 and prior) homes may contain lead-based paint. Lead was used in oil-based paints. Latex water-based paints generally do not contain lead. The majority of the homes built between 1940 and 1978 contain leaded paint. It could be on any interior or exterior surface; pay close attention to woodwork, doors, and windows. If the home was constructed before 1978, or if the paint or underlying surface is deteriorating, you should have the paint tested for lead before renovating.
Front Door
YES / NO
_____Is the doorbell broken?
_____Does the door lack weather stripping?
_____Is the door hardware broken or look worn out?
Replacement cost: $300–$1,600, excluding hardware and based on a prehung installation
Garage Door
YES / NO
_____Is the garage door manual?
_____If the garage door is automatic, does it lack safety sensors?
Note: Sensors detect obstructions and are a valuable safety feature.
_____Is there a problem with opening and closing the garage door?
_____Does the garage door lack pressure rating?
Note: Pressure-rated garage doors are especially helpful in hurricane and high-wind areas.
Wooden Garage Door
YES / NO
_____Is the door sagging, warped, or rotted along its bottom edge?
Replacement cost: $1,600
Metal Garage Door
YES / NO
_____Is the door dented, rusted, or corroded?
Replacement cost: $1,200–$1,600
Sills and Trim
YES / NO
_____Are the windowsills soft or rotted out?
Note: Check especially the lower corners.
_____Are the door, window, and building trims cracked, weathered, or warped? If so, new trim will be needed.
Replacement cost: $300–$1,000
Windows
YES / NO
_____Are the windows in need of replacement?
Wood-clad replacement cost per insulated window: $950
Note: Although wood windows are expensive, they are considered the most appealing. Clad windows are a combination of interior wood and exterior aluminum or vinyl.
Aluminum replacement cost per insulated window: $500
Note: This price is for basic sliding window configuration.
Vinyl replacement cost per insulated window: $500
Utilities
Water
YES / NO
_____Is the water main hard to access?
Gas
YES / NO
_____Is the gas main hard to access?
Electrical
YES / NO
_____Is the lighting in front of the house too dim? You should be able to see your way from the driveway to the front door on a dark night.
_____Does the property lack an energy-efficient lighting system?
Note: There are many different energy-efficient, motion-sensor, and inexpensive individual solar lights for walkways now available.
_____Is the main electrical service panel equipped with fuses? Be aware that fuse panels are an antiquated electrical system, generally inadequate for today's modern electrical demands. Typically, a fuse panel has an amperage of 60 amps, whereas a 100-amp service is ideal.
Replacement cost: $800–$1,200
_____If the main electric service panel is on circuit breakers, is the service capacity less than 100 amps? Again, a capacity of 100 amps is ideal for today's modern demands.
Replacement cost: $800–$1,200
The Front of the House Notes
The Back of the House
Stroll out toward the back of the house. The backyard area also presents maintenance and convenience issues that you can not afford to ignore. Here are few things you need to check out:
Fences and Walls
YES / NO
_____Are the fences and gates sagging rather than supporting?
_____Is the backyard not fully enclosed with fencing?
_____Do the fencing and walls fail to coincide with the actual property lines? If so, replacement or realignment may be in order.
_____Is there an overgrowth of bushes, vines, or plants on or next to the fence?
_____Are the gates difficult to open and close?
Replacement cost: $30 per linear foot
Patio
YES / NO
_____If the patio is covered, is the cover sagging or leaking?
_____Is there any dry rot at the patio support post bases?
Replacement cost: $150 per post base
_____If the patio is of concrete, is the concrete cracked or separating?
Replacement cost: $8 per square foot
Deck
YES / NO
_____If the deck is made of wood or composite (Fiberon, TimberTech, EverGrain, Trex, Azek, and others) are the boards sagging? Are screws or nails missing? Is it weathered or rotted?
_____Are the support posts for the deck in contact with the ground? Contact between wood and soil leads to rot.
Replacement cost: $35 per square foot
_____Is the deck fifteen years old or older? Deck appearances can be deceiving.
Patio Door
YES / NO
_____Is there no screen door in addition to the patio door?
_____Is the door uninsulated?
_____Is the door difficult to open and close?
_____Is the door itself in poor condition?
_____Is the door hardware broken, or does it look worn out?
_____Do the inside corners of the door at the floor level show signs of leakage?
Replacement cost: $1,200–$1,500
Exterior Lighting
YES / NO
_____Is the lighting inadequate? You shou1d have enough lighting to entertain guests in your backyard at night.
_____Are the light switches placed inconveniently?
_____Does the exterior lighting lack motion sensors?
Sills and Trim
YES / NO
_____Are the windowsills soft or rotted out?
Note: Check especially the lower corners.
_____Are the door, window, and building trims cracked, weathered, or warped? If so, new trim will be needed.
Replacement cost: $300–$1,000
Note: Older (1978 and prior) homes may contain lead-based paint. Lead was used in oil-based paints. Latex water-based paints generally do not contain lead. The majority of the homes built between 1940 and 1978 contain leaded paint. It could be on any interior or exterior surface; pay close attention to woodwork, doors, and windows. If the home was constructed before 1978, or if the paint or underlying surface is deteriorating, you should have the paint tested for lead before renovating.
Windows
YES / NO
_____Are the windows in need of replacement?
Wood-clad, vinyl-clad, and aluminum-clad replacement cost per insulated window: $950
Note: Clad windows are a combination of interior wood and exterior aluminum or vinyl. Aluminum replacement cost per window: $500
Note: This price is for a basic sliding insulated window configuration. Vinyl replacement cost per window: $500
Note: This price is for a basic sliding insulated window configuration.
Retaining Wall
YES / NO
_____Is the wall sagging or unstable?
_____If the wall is made of wood, is the wood rotted?
Replacement cost is dependent upon how many cubic yards of earth need to be removed in order to replace the wall—get an estimate.
_____Is the wall made of concrete block?
_____Is there any separation, sagging, or missing blocks?
Replacement cost is dependent upon how many cubic yards of earth need to be removed in order to replace the concrete blocks—get an estimate.
Landscaping
YES / NO
_____If there is a sprinkler system, is it inoperable?
_____Is the water pressure from the faucets too low?
_____Is the landscaping poorly maintained or simply unattractive?
_____Are there insufficient walkways? You should be able to navigate the backyard comfortably even after heavy rains.
_____Is there any evidence of pooling of water? If so, there may be flooding problems during the rainy season.
Jacuzzi and Swimming Pool
YES / NO
_____Does the pool or Jacuzzi appear shabby or neglected? Inspect the entire area.
_____Are operating instructions unavailable?
_____Are the electrical outlets not GFCIs (Ground Fault Circuit Interrupters)? GFCI outlets have built-in fuses for safety.
_____Is there no heating system?
_____If there is a heating system, is it inoperable?
_____Is the area lack childproofing? A fence around the pool or Jacuzzi is a good precaution.
_____Does the Jacuzzi lack a locking cover?
_____Is the Jacuzzi and the surrounding structure code compliant?
Note: If the Jacuzzi is independent and free-standing, check the support base to see if there are any cracks or separation. If there are any signs of deterioration, get an estimate.
Sewage
YES / NO
_____Is the house connected to the city sewage system?
_____Does the house have a septic tank requiring excessive maintenance?
Septic tanks must be pumped out from time to time. Smaller tanks must be pumped out more frequently.
Service fee for pumping out a septic tank: $225
The Back of the House Notes
Roof and Foundation We've covered a lot of territory regarding the exterior of the home, and you may be itching to go inside now and look at the living space! Patience. There are still two more important, expensive parts of the house we need to attend to while we're outside: the roof and the foundation.
You may not have access to the roof; however, you need to find out the following information.
Roofs
There are six basic types of roofing materials, each raising a different set of questions.
Asphalt Composition Shingle
This is the most common type of roof. The life expectancy of an asphalt composition shingle roof is twenty-five to fifty years. Find out how old the roof is.
YES / NO
_____Are the shingles curled rather than flat?
_____Is there an area where the shingles appear to be a different color? This most likely reflects a patch job and suggests general roof deterioration.
_____Is there more than one layer of roofing material? Two roofing layers is the maximum due to considerations of weight.
_____If there is more than one layer of shingles and the roof is more than fifteen years old, does the roof have a weathered appearance or can you see mildew or moss? If so, you need a new roof.
Estimated cost to remove the old roof and install a new asphalt composite roof: $12,000–$20,000
Wood Shake
The life expectancy of a wood shake roof is twenty to thirty years. Find out how old the roof is.
YES / NO
_____Are the shingles split, missing, or rotted? If so, you need a new roof.
_____Is the metal flashing rusted at the valley connecting roof angles? If so, you may need a new roof.
_____Do the shingles lack fire retardant? Without fire retardant, a wood shake roof is a fire hazard. By mere visual inspection, you cannot tell whether shingles have been treated, so you must ask the seller and, if possible, get proof.
Estimated replacement cost: $20,000
Tar and Gravel
This kind of roof can be a little tricky, because it is most often flat. Therefore, you generally cannot see the roof from ground level. This could be a contingency item based on further examination. The life expectancy of a tar-and-gravel roof is fifteen to twenty years. Find out how old the roof is.
YES / NO
_____Is there severe blistering on the surface of the roof? If so, you need a new roof.
_____Are there areas where the tar is cracked and weathered? If so, you need a new roof.
Estimated replacement cost: $10,000
Slate and Concrete Tiles
If the house has this kind of roof and it has been properly installed, you are in luck! This type of roof is extremely durable. The life expectancy of most slate or concrete tile roofs is forty years or more. Find out how old the roof is.
YES / NO
_____Is the roof sagging? (Slate is heavy.) If so, roofing replacement and other repairs are called for.
Estimated replacement cost: $20,000
Torch On
A "torch on" roof is one that is made up of tar paper roll or bitumen membrane sheets and applied with hot tar. The tar is softened and melted into place by propane torches.
YES / NO
_____Is there severe blistering on the surface of the roof? If so, you need a new roof.
_____Are there areas where the tar is cracked and weathered? If so, you need a new roof.
Estimated replacement cost: $10,000
(Continues...)
Excerpted from The Contractor's Home Purchase Guideby Timothy Perry Daniel Prouty Copyright © 2011 by Timothy Perry and Daniel Prouty. Excerpted by permission of iUniverse, Inc.. All rights reserved. No part of this excerpt may be reproduced or reprinted without permission in writing from the publisher.
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