Buying a home is exciting — but skipping a thorough inspection at showings can cost you thousands after closing. Here are 9 critical items to check before you fall in love with a property.
1. Water Heater Age & Condition
Water heaters typically last 8–12 years. Check the manufacturer’s date on the unit. A water heater nearing end-of-life could cost $1,200–$3,000 to replace — and that’s before installation. Look for rust, corrosion, or water stains around the base.
2. HVAC System
In Central Texas, your HVAC system isn’t optional — it’s survival. Ask for the unit’s age and maintenance history. A well-maintained system lasts 15–20 years, but replacement can run $5,000–$15,000. Turn it on during the showing and listen for unusual sounds.
3. Electrical Panel
Open the electrical panel and look for the brand. Federal Pacific and Zinsco panels are known fire hazards and most insurance companies won’t cover them. An upgrade can cost $2,000–$4,000. Also check that the panel amperage (100A minimum, 200A preferred) meets modern demands.
4. Foundation Cracks & Settlement
Texas clay soil is notorious for foundation movement. Look for diagonal cracks above doorframes, sticking doors, uneven floors, and gaps between walls and ceilings. Foundation repair averages $4,000–$12,000 in Central Texas and can exceed $30,000 for severe issues.
5. Roof Age & Condition
A new roof costs $8,000–$20,000+. Check for missing shingles, sagging ridge lines, or granule loss. In Texas, hail damage is common — ask if the roof has been replaced or repaired after storms and whether a transferable warranty exists.
6. Drainage & Grading
Walk the exterior and check how the yard slopes relative to the foundation. Water should drain away from the house. Pooling water near the foundation leads to moisture intrusion, mold, and structural damage. French drains or regrading can cost $1,500–$5,000.
7. Plumbing: Water Pressure & Pipe Material
Turn on multiple faucets simultaneously and flush toilets. Low pressure could signal corroded pipes or a failing well pump. Check the pipe material — galvanized steel pipes (common in pre-1980s homes) corrode from the inside and may need full replacement ($4,000–$15,000).
8. Windows: Seal Integrity & Age
Foggy double-pane windows indicate failed seals. Replacing windows throughout a home can cost $5,000–$15,000. Also check that windows open and close smoothly — stuck windows can indicate foundation shift or poor installation.
9. Signs of Water Damage & Mold
Check ceilings, walls (especially around windows), and under sinks for water stains, bubbling paint, or musty smells. Mold remediation costs $1,000–$10,000+ depending on severity, and untreated water damage only gets worse over time.
Bottom Line: Know What You’re Buying
A showing isn’t just about imagining your furniture in the living room — it’s your first opportunity to evaluate the true cost of a home. These 9 items can represent $50,000+ in potential repairs if they’re overlooked.
As your REALTOR®, I’ll walk through every showing with you and point out what matters — so you can negotiate from a position of knowledge, not surprise. Ready to start your home search?