09/01/2026
Most buyers walk through a home looking at countertops and paint colors.
Smart buyers look at the things that actually cost money.
Here’s a weird but very real checklist I use with my clients before they buy 👇
1. Water heater
Check the manufacture date on the tank.
Most last 10–12 years.
Older than that? Expect $1,500–$3,000 soon.
→ Use it in negotiations.
2. Electrical panel
Ask to see inside.
Federal Pacific, Zinsco, or fuses instead of breakers = red flag.
Some insurance companies won’t even cover them.
💸 $2,500–$4,500 to upgrade.
3. Ceiling stains
Look up. Brown or yellow stains = water.
Roof? Plumbing? Either way it matters.
💸 $3,000–$15,000 depending on the source.
→ Ask when it happened and if it was fully repaired.
4. HVAC system
Find the manufacture date on the outdoor unit.
Lifespan: 15–20 years.
Replacement: $8,000–$15,000.
→ Negotiate a credit or home warranty if it’s near end of life.
5. Windows
Single vs double pane matters.
Foggy glass = broken seal.
Full replacement can run $15,000–$30,000.
Even partial adds up fast.
6. Foundation cracks
Hairline cracks = normal.
Horizontal or stair-step cracks? Structural concern.
💸 $5,000–$25,000+ depending on severity.
7. Sewer line
You can’t see it — but you should ask.
Homes built before 1980 may have clay or cast iron pipes.
A sewer scope costs $250–$400 and can save you $10K–$20K.
8. Water pressure
Turn on the shower and flush the toilet at the same time.
Weak pressure may mean old galvanized pipes.
💸 $8,000–$15,000 for a full repipe.
9. Grading around the foundation
Walk the exterior.
The ground should slope away from the house.
Poor drainage leads to water intrusion.
💸 $2,000–$8,000 to fix.
Every single one of these items is leverage at the negotiating table.
The pretty stuff is easy to see.
The expensive stuff is hiding in plain sight. 🏠
📌 Save this list for your next purchase.
Lesly Liechty
Real Estate Agent, BBA
Equity Real Estate - Results
☎️ 213-210-5306
📩 [email protected]
