The big-ticket items worth watching for
Most of what makes a home expensive to own comes down to a handful of major systems. When we tour together, I'm looking at these while you're noticing layout, light, and finishes:
- Roof: age, obvious sagging, missing or curling shingles, and water stains on the ceilings inside that might point to past leaks.
- Foundation: visible cracks (especially wider than a pencil, or stair-stepping through brick), doors and windows that don't close square, sloped floors.
- HVAC: the age of the furnace and AC, and whether they heat and cool the space evenly when tested.
- Water heater: age (most last 8-12 years) and any rust or corrosion at the base.
- Windows: single vs. dual pane, and fogging between the panes, which means the seal has failed.
- Electrical panel: older panels, Federal Pacific and Zinsco especially, can be a red flag that insurers and inspectors take seriously.
- Plumbing: water pressure, visible corrosion, and older pipe materials (polybutylene or galvanized) that may need replacing eventually.
None of this means walk away. Almost every home has something on this list. The point isn't to find a perfect house. It's to understand what you're taking on, and make sure your offer reflects it if something big shows up.
What a good agent's job is during the tour
I'm not a licensed inspector, and I won't pretend to replace one. But after walking through hundreds of homes, I can usually spot what's worth flagging early. Ideally that's before you fall in love with a house that has a serious issue, or before we write an offer that ignores a known repair. My job on the tour is pattern recognition and an honest conversation, not a technical inspection.
What a good home inspector's job is
Once we're under contract, your inspector goes a lot deeper than either of us can during a showing. They test the systems, get into the attic and crawl space, and check things you just can't see on a walkthrough. That's where the real technical evaluation happens. It's also your chance to negotiate repairs or credits, or in some cases walk away, based on what they find.
The most important thing to keep in perspective
Every home, new construction included, has a list of things an inspector will flag. That's normal. What matters is telling the difference between everyday wear and maintenance and the big, expensive problems that should change your decision or your offer.
I'll walk every home with you with an honest eye, and I'll point you to an inspector I trust to catch what I can't. Between the two of us, you'll have a realistic picture before you commit to anything.
Start touring with a plan