What I love about selling real estate is that each home is unique and appealing in its own way. Even within a development where all homes have the same bed, bath and square footage configuration, over time the different owners do different things within their four+ walls. I enjoy walking wild shag carpet from the 1970’s, and I think it the pink bathroom tiles from the 1940’s can be a visual feast. The details and craftsmen creations from the 1920’s are exquisite, and they certainly don’t make 'em like that anymore. There are several reasons for that, which brings me to what I look at when I’m previewing a property.
Homes are often sold just by having incredible views, but I take in more than the view when I preview a property. More than once while showing homes to buyers I’ve heard them comment that it’s like walking through the house with a home inspector. It doesn’t take me long to size up a structure, having been through many, many homes over the years. Aside from the fun stuff that I try to appreciate with each property here’s a list of the some of the things that I look at.
1) Roof – I look at the roof first because it is one of the most expensive things to replace on a home and the roof is literally one of the first things you see. A bad looking roof can turn off a buyer who would much rather spend their cash on a kitchen or bathroom remodel. Also, if a roof is leaking there can be issues with mold which can scare some buyers off and also drive the price down.
2) Windows - Window prices have become obscene, especially dual pane sliders and custom sizes! Are the windows single or dual pane? If they are dual pane are any of the windows cloudy, which indicates a seal between the panes has been broken? Those cloudy windows will only get more cloudy as they get older.
3) Siding - Does it look like you can get away with a fresh coat of paint, or does the siding need replacement? Is there dry rot? There are several different types of siding and none of them are cheap. What’s the REAL story behind vinal siding? The real story is most people put up that siding because the old siding was failing. What secrets are behind the vinal? You’ll never know until you remove it.
4) Drainage - It’s also a good idea to look at the drainage situation. Is the property in a flood zone or on a steep hillside and is any of the foundation visible? Foundations can be compromised by poor drainage and earth movement. When I got into the business my mentor told me half the homes in Marin County are in landslide zones, the other half are on flood plains. It only seems that way, sometimes.
5) Age of Updates – I look at how updated or original the kitchen and bathrooms are. This is super important for buyers who will be deciding whether they can move into a property 'as is' or if they need to do remodeling right away.
6) Plumbing and Electric – I’ll look at the furnace and water heater, because both can be on their last legs. I also open the electric panel to see who made it. Zinco, Federated Pacific and Sylvania are all recommended to be replaced these days. It’s no coincidence that these were the panels that were used in building most of the Eichler homes, which back in the day were called 7 Minute Houses. If you threw a match in them, they’d burn to the ground in 7 minutes. Furthermore, if you are going to remodel a home you need an updated electric panel to run dedicated circuits for major kitchen appliances. And if you are buying an Eichler, you should probably consider rewiring that old 7 minute home. Because the wiring is unde the roof, the best time to replace it is when you tear off the old roof and put on a new one.
7) Flooring – Flooring is not terribly expensive but it is important. These days most home buyers prefer a nice wood floor, especially one that has been recently refinished. It’s easier to keep clean than carpet, plus it looks better. If flooring needs to be changed or hardwood needs refinishing, and it’s in your budget, the time to address the floors is right before you move in and the house is empty.
Those are the main things I look at when I first go through a home. While I love to admire breathtaking vistas and beautiful yards, when I go through I’m taking mental notes of the things I think need to get done so I can add it all to the expected price of the home. Believe it or not these days I’m seeing home buyers spending anywhere from $50,000 - $250,000 updating and upgrading in the first two years of making their purchase. Everything always costs more than you think too. Welcome to home ownership.