Chad’s Top 5 First Impressions of an Existing Home

Inspecting, selling or buying an existing home may present a unique set of challenges. You should be aware of the differences compared to new home construction and know how to sort out these differences such as clearances, environmental hazards and life safety. How far should a Home Inspector go in reporting these issues? And if something doesn’t meet current code in an existing home, is it necessarily a bad thing? When I evaluate an existing home for a client, I snapshot my review into five simple points:

1- Water Drainage.
What is the water flow pattern with relation to the home, driveway and sidewalks? Is there a negative grade (slope) towards the home? A good rule of thumb is six inches of fall for every ten feet away from the home. I look for the obvious evidence of standing water, such as silt or mud rings on the concrete. I check for mud staining on the foundation and try to determine if it is from overflowing roof water or due to the rising ground flow runoff. How does the water drain away from the home? What damage exists?

2- Shrub / Tree Relationship with the Home.
In most cases, you can tell a lot about the condition of a home just by evaluating the foundation plantings. Neglected shrubs can grow to encroach, impeding the intended access. Overgrown shrubs contribute to accelerated aging and decay of most exterior materials and may hide early warning signs of any potential harmful issues. Because foundations plants are living, they attract insects that feed on their branches and leaves such as termites. A haven for breading pests like mosquitoes, they also serve as cover or screening for a would-be intruder. What hidden problems lie behind overgrown shrubs?

3- Age of Home / Type of Construction Materials.
The age of the home tells me a lot about the types of products used. During certain time periods, Builders went through fad products. With most products, such as asphalt shingles, there is a life cycle. This is true for most all products susceptible to exposure. Has the home been maintained? What do we know now that we didn’t know when we used the applied materials? What are the factors and where are the materials in their life cycle? What needs to be replaced verses what can be repaired?

4- Assess Inefficiencies.
I evaluate the inefficiency of the home. Are high moisture levels present? Molds, mildew and organic growth all stem from air flow inefficiency. I check the condition of the three majors; Plumbing, HVAC & Electric. What is the condition and effectiveness of the insulation, weather stripping, windows and doors? What level of repair, updating or maintenance is needed and at what cost?

5- Conditional Cosmetics.
What is wore out? Where has the caulking failed? What condition is the flooring? Does any work need to be done prior to painting. Is there lead paint or coatings? What needs to be addressed first? Identify a priority list. I usually recommend to start with the lowest hanging fruit; those items with the biggest return at the smallest monetary investment. Is there more to do than you can do yourself? Can the home be lived in while making these conditional cosmetic repairs or updates?

The backdrop to take into consideration is the relationship between the amount owed and the amount needed to address verses the average value of the home comparables (comps) in the neighborhood.


About Chad D. Collins:
A licensed general contractor since 1997, Accredited Builder, Chad D. Collins has been transforming clients’ dreams into elegant homes while building a reputation for skilled craftsmanship. Chad’s commitment to excellence has earned Collins numerous top industry awards, including the coveted Triangle Sales and Marketing Council’s MAME Building Company of the Year in 2007 and 2008. To learn more about Chad and his services please visit: www.collins-design-build.com