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What would you tell a first-time buyer at a home inspection?

By
Real Estate Broker/Owner with Cornerstone Business Group Inc 0225086119

What would you tell first-time home-buyers at a home inspection? I look at home inspections as a chance for buyers to become educated about the home they are buying. It's like surgery in that the home is opened up and laid bare and the buyers can see all of the parts that make a home work. First-time buyers are really fun because this may well be the first time they have looked at home through the lens of a homeowner who will be maintaining it. 

Today was one of those days. My two first-timers were like sponges. That's my favorite kind of buyer because you can pour an incredible amount of knowledge into them and they keep drinking it in (at least to a point). It can be a little like drinking from a fire-hose for a first-timer. Here are a few things I shared with my first-timers today.

1. The life expectancy of a piece of equipment in the home may have more to do with the homeowner than the equipment. I hear inspectors regularly tell buyers that a water heater, HVAC equipment and many appliances have a 12 year life expectancy. I cringe every time I hear that.

Here is a first-time buyer buying an 11 year old home. In his head, he is doing the math. Twelve minus 11 equals I'm replacing the HVAC system next year. The truth is, equipment lasts as long as it lasts. The better a homeowner takes care of the equipment, the longer it tends to last.

I changed my water heater at year 22. Every 3-5 years, I turned off the power, drained the water, cleaned out any calcium in the bottom of the unit and replaced the elements and thermostats. I then filled it back up, turned the power back on and I was good for another 3-5 years. The costs of materials was about $25 and it took me about 1 hour. At twenty-two years, mine had a catastrophic failure and I replaced it. 

My HVAC system followed a similar pattern. I replaced it at 22 years also. Every year, I cleaned it out, checked the electronic igniter (gas furnace) and changed the filters. I also changed filters periodically throughout the year. I learned the hard way that filters are a major key to a healthy system. I also learned that the super-duper Hepa filters may starve the unit of oxygen, causing it to work much harder, shortening the life. The less expensive filters can be changed more often and at a great savings.

I changed my system because the seasonal energy efficiency ratings (SEER) had increased greatly since it was installed. Mine was still working fine at 22 years, but I wanted to cash in on the more efficient equipment of today. It's hard to say how long it would have lasted if I didn't change it when I did. 

2. Simple things can make a big difference. Changing lamps to LED lamps can save money and give better light. I have an LED lamp burning in my living room that has not been turned off for EIGHT years. It cost a little more in the beginning but it has been burning 24/7 for eight years. Why you ask is it always on? It started out to help my geriatric dogs navigate the house at night. When they both passed away, I left it on. Now, it's an experiment. 

Putting a water heater timer on an electric water heater can reduce your electric bill. An electric water heater is typically 15% of the electric bill. There is no reason to heat water while you're sleeping. I keep mine on for about 8 hours a day. 

Pouring white vinegar in your dishwasher and running a short cycle will help remove scale from the unit. It will work more efficiently and will smell better too. Also, you can use baking soda and borax for dish-washing detergent and it will clean your dishes better and it won't leave water stains on them. Besides that, a box of borax and a large bag of baking soda from a big box store can last a year and it costs about $15 combined. That is much cheaper for budget minded first-timers and it is better for the environment. It is also imperative to run the dishwasher once or twice a month. If it is not run, the seals in it will dry out, harden and crack causing the unit to leak when you do use it. 

There is a similarity with the laundry. Borax and baking soda will get clothes cleaner, whites whiter and will costs about 10% of detergent over a year of laundry, and the combo does not have any perfume smells for those who are allergic. Here again, it is also better for the environment. 

3. Deadbolts beside doors with windows should be double-deadbolts. A thief can break a window and reach in and unlock the door. With a double-deadbolt, the deadbolt needs a key to open it on both sides. Keep a key within a short distance of the door, but out of the reach of a thief in the event a fire breaks out and an emergency exit is needed. Make sure everyone knows where it is.

4. Don't put hard things such as bones, nuts, etc., in the food disposal. Also, don't put pieces of lemons in the disposal to freshen it. The acid in lemons can have an adverse effect on the working parts of a food disposal. It is better to put a handful of ice cubes in the food disposal periodically and run it. It will clean it and freshen it. 

This list could go on and on. Having a construction background, my buyers may get more information than they want at a home inspection, but I want them to be armed as much as possible. Our home inspections are more like a home-owner boot camp.

Home maintenance and home care are easy if you stay on top of them. It doesn't take a great deal of effort if small incremental things are done regularly. It's when they are ignored for years that they get expensive. 

Comments (6)

William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

Depends on the home and the buyer but you hit it really well

Jun 23, 2018 02:06 PM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

Hi Mike

There is such good advice in this post about inspections - they can get kinda overwhelming, especially for someone looking for the first time. And you do hear a lot of things that can be intimidating and downright scary when they don’t have to be. Any first time buyer in your area would do very well to elicit your assistance from start to finish in their purchase.

IF this does not get a gold star, Carol Williams , I recommend you feature it

Jeff

Jun 23, 2018 02:13 PM
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

HI Mike... my primary message to all buyers about a home inspection is that the purpose of one is not to deliver them a home in "like-new" condition.

Jun 23, 2018 02:15 PM
Mike Cooper, Broker VA,WV

Good advice, Nina.

Jun 23, 2018 02:20 PM
Myrl Jeffcoat
Sacramento, CA
Greater Sacramento Realtor - Retired

Maintenance is a very important factor that determines the length any appliance will last.  You make excellent points, Mike!

Jun 23, 2018 03:27 PM
Dan Tabit
Keller Williams Bellevue - Sammamish, WA

Those are great tips. I suggest my buyers print out the inspection report and keep it in a binder and refer to it as a Home Owners Manuel, keeping records of repairs and replacements. 

Jun 23, 2018 07:22 PM
James Dray
Fathom Realty - Bentonville, AR

Morning Mike.

Well now you gave me some valuable information to pass on to the boss.  Doubt she will listen however, I can try

Jun 24, 2018 02:04 AM