03/14/2026
Most buyers tour a home focused on finishes.
Smart buyers focus on future expenses.
Here’s what I tell my clients to check:
1. Water heater – Check the manufacture date on the label. Most last 10–12 years. If it’s near the end, that’s $1,500–$3,000 coming up. That’s negotiation power.
2. Electrical panel – Take a look inside (or ask). Federal Pacific, Zinsco, or old fuse panels? Plan on $2,500–$4,500 to upgrade. Some insurers won’t even cover them.
3. Ceiling stains – Brown or yellow marks usually mean water. Roof? Plumbing? Either way, repairs can range from $3,000–$15,000. Ask when it happened and what was done.
4. HVAC system – Check the date on the outdoor condenser. Systems last 15–20 years. Replacement runs $3,000–$8,000. If it’s aging, negotiate a credit or warranty.
5. Windows – Single pane or double pane? Fog between panes means a broken seal. Full replacement can hit $15,000–$30,000. Even partial swaps add up.
6. Foundation – Hairline cracks are common. Horizontal cracks or stair-step brick cracks? That’s structural. Repairs can run $5,000–$25,000.
7. Sewer line – You can’t see it, but you can scope it. Homes built before 1980 may have clay or cast iron pipes. A $250–$400 sewer scope can prevent a $10,000–$20,000 surprise.
8. Water pressure – Turn on the shower and flush a toilet. Weak pressure might mean old galvanized piping. A full repipe could cost $8,000–$15,000.
9. Grading – Walk the exterior. The ground should slope away from the house. Poor drainage fixes typically run $2,000–$8,000.
Every one of these items creates leverage at the negotiating table. Cosmetics are easy to spot.
The expensive problems hide in plain sight. 🏡
Save this for your next showing.
