Contra Costa, California Real Estate

When viewing an Open House, look past pretty, look past ugly and look for clues to the home’s maintenance and structural soundness.

Don’t be fooled by a newly painted, well-staged home and assume it has been properly maintained.  Equally important, don’t lose a bargain by assuming the ugly home hasn’t!

This list of items will also help you determine which Property Inspections you should order when you purchase a home.

Windows

       
Do the windows have condensation? 
Condensation in double-pane windows typically means the window has failed.  Some of the newer double-pane windows can be repaired but more commonly the window must be replaced.

Is the caulking around the windows cracked?
Caulking around the windows is a sealant which prevents water from leaking into the walls.  Cracked or dry caulking should be replaced.

Walls

 Do you see patches, uneven or re-plastered wall texture?
These are signs of walls that have been repaired.  The damage could have been a water leak (check the roof) or settling cracks (check the foundation).  In either case, it is important to know what caused the problem.

Stains?
Stains are most commonly caused by water leaks.  Check the roof.

Sufficient electrical outlets in each room?  Upgraded electrical?
This is purely a convenience question.  Most homes have insufficient electrical outlets for our current technology needs.  Although electric outlets can be easily added, it may require upgrading the entire fuse box in older homes.

Structural:

Do the floors seem level from one room to the next?

Do the doors open and close smoothly and appear to be hung horizontally even?
If a door opens and closes smoothly but appears to have been cut at the bottom or the door-jam isn’t square, it may be an indication of settling.

Are there cracks at the corner of windows and /or door frames?
All houses settle to some degree due to the amount of adobe soil.  That being said, a significant number of cracks may indicate a problem.

Do the stairs or floor creak? 
This may or may not indicate a structural issue.  In many homes, this is a minor repair requiring the sub-floor to be screwed to the joists.

Bathrooms

Excessive moisture and/or water leaks are a major cause of dry rot in bathrooms. 

Is there an exhaust fan or window in each bathroom?

Are there signs of mildew on the tiles or caulking around the tub or toilet?

Is the linoleum discolored?

Do the floors feel soft or mushy near the bathtub, toilet or sink?

Heating and Cooling systems

How old are the heating and cooling systems?
Some heating systems are in closets, the garage or in the ceiling (newer homes).  If you can’t find it, ask!

Are they energy efficient?

Does owner have a male dog?
This is a little gross, but male dogs LOVE to urinate on the air conditioning compressor.  This causes damage and is considered a pre-existing condition so the damage is NOT covered under most home warranty policies.  Replacement of the unit when it fails will be at entirely at the expense of the homeowner.

Exterior

Are there any foundation cracks?
Potential settling issues

Are there cracks in the stucco?
Potential settling issues

Is the home well-painted or are there areas of bare wood?
Bare wood increases the chance of dry rot issues

Roof

Is the roof material bare, discolored, curling or have moss growing on it?
An indication that the roof may have reached the end of its useful life

Does the roof show signs of sagging?
This may indicate that the roof trusses need to be repaired.

Gutters and Downspouts

Are there rust stains at the gutter joints or water stains on the wall below the gutter?
These are indications that the gutter joints are weak and water is leaking.  Sealing the joints may correct the problem but the gutters may need to be replaced.

Are the downspouts directed away from the foundation? 
Water under the house is definitely NOT a good thing.  It is very important to have all water drained away from the house and the foundation.

Yard

Is the yard sloped toward or away from the house?
The yard should slope away from the house to prevent water runoff under the house.

Is the fence or retaining wall leaning or broken?
Although a fences and retaining walls are not structurally related to the home, replacing them can be an expensive proposition so it’s worth noting.

Are there significant cracks in the driveway, entryway or cement patio?
Some cracking in cement is normal over time but should be repaired.  As water seeps into the cracks, it speeds the deterioration, ultimately requiring replacement.  If the cement is cracked due to tree roots, it is possible that those same tree roots have compromised the sewer line.