Start with the location
You can change almost anything inside a house. You cannot change where it sits. Before you study the kitchen, learn what finished homes nearby look like and how buyers in that area live. Recently sold homes of a similar size, age and style, often called comparable sales or comps, show what buyers in that area have accepted.
A licensed real estate agent or appraiser can pull comparable sales and explain what they mean. Pay attention to the features those homes share, such as the number of bedrooms and bathrooms, parking, and the level of finish, since a buyer will compare your house against them.
Look hard at the structure
Structural problems are among the most expensive and least predictable. On a walkthrough, look for signs worth a closer look by a professional:
- Large or widening cracks in the foundation, or stair-step cracks in block or brick walls.
- Floors that slope noticeably, doors that stick or swing open on their own, or gaps above door frames.
- A sagging roof line or a ridge that is not straight.
- Water stains, a musty smell, or a damp basement or crawlspace.
Any of these can have a simple cause or a serious one. A structural engineer can tell you which.
Check the major systems
The roof, electrical service, plumbing, sewer line, and heating and cooling are expensive to replace and easy to overlook when the rooms look tidy. Note the age and condition of each as best you can, and ask the seller for any records. Older wiring types, old supply pipes and an aging sewer line deserve particular attention from an inspector or the right licensed trade.
Think about layout and function
Some houses have awkward layouts, such as a bathroom reached only through a bedroom, or a kitchen that is very small for the size of the home. Changing a layout usually means moving walls, plumbing or wiring, which brings in permits, engineering for load-bearing walls and more time. Note what feels wrong and whether it can be fixed without a major change.
Read the paperwork
A house comes with documents as well as walls. Seller disclosures, where your state requires them, describe known problems. A title search, done through a title company or attorney, looks for liens, unpaid taxes and ownership problems. The local building department may have permit records that show past work, and the absence of permits for obvious past work is worth noting. A real estate attorney can explain what the documents mean for you.
A walkthrough list
| Area | What to note | Who can confirm it |
|---|---|---|
| Outside | Roof, gutters, grading, drainage away from the house, siding | Home inspector, roofer |
| Foundation | Cracks, moisture, sloping floors above | Structural engineer |
| Electrical | Panel age, wiring type, outlet condition | Licensed electrician |
| Plumbing | Pipe materials, leaks, water pressure, sewer line | Licensed plumber, sewer camera inspection |
| Heating and cooling | Age, function, ductwork | HVAC contractor |
| Interior | Water stains, smells, layout problems | Home inspector |
| Records | Disclosures, title, permit history | Title company, attorney, building department |
Knowing when to walk away
Every house has problems. The question is whether you understand them well enough to plan for them. Many buyers write inspection and financing contingencies into their purchase contracts, which can give a way out if serious issues appear, depending on how the contract is written. Your agent or attorney can explain how contingencies work where you are buying. Next, see what a professional inspection adds to your own walkthrough.