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 Prouty

iUniverse, 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...