REAL-istic about Real Estate

Venturing in to purchasing real estate? Chances are, you’ve done a little research about what to look out for, questions to ask and who to consult with.  The internet, and the world of AI  has become an increasingly terrific starting point to get those initial pointers, but as a human real estate professional, let me take it a step further and provide some guidance on how to interpret some of the information you are seeking and what to realistically expect when purchasing a home.

First and foremost, when googling questions to ask about the purchase process, you’ll be prompted with tons of specific questions regarding the condition and maintenance of the home. Most questions on this list will be answered by the seller disclosures, which you will receive after your offer is accepted.  While its great to get some basic information prior to writing an offer (how old is the roof, HVAC system, for example), it’s not realistic to expect a full run down of all components, upgrades, maintenance records, and reports until after you’ve gotten your offer accepted.  Some agents (myself included) are conducting pre-listing inspections, which will provide a recent assessment of the condition of the home, but most do not. You  should plan to go in to the offer process with the expectation that the home functions as advertised (is it marketed as a fixer, or turnkey?)

If you are buying a home that is not brand new, it’s important to expect some wear and tear on the property. Below are the most common issues we deal with:

Foundations – If the property is on a raised foundation, it’s not uncommon in many of our older neighborhoods to find the need to replace some posts and piers, and often we find some cracks in the perimeter walls.  This can feel a bit scary to a buyer, but if addressed early in the stage of deterioration, the cost can be minimal (as little as approx. $2500, depending on the contractor). If the property is on a slab foundation, that’s a bit more difficult to detect, depending on the flooring (tile is less forgiving and will show deficiencies in a slab foundation more apparently than if there is a flexible surface such as carpet or LVP). Look for cracks in the walls for clues to a potential foundation issue when dealing with a slab foundation.  Ultimately, your foundation should be doing its job, but particularly on homes between 65-100 year old, there will be some degree of deterioration and normal wear and tear.

Sewer lines – Most of the homes in metro San Diego have cast iron sewer lines, a combination of original cast iron and some ABS (newer, upgraded plastic pipes) or renewed with an epoxy liner.  The expectation is that the sewer line be in tact with no root intrusions.  If they are 50-60 years old, but in functional condition (still has good flow, not constricted by build up and/or roots) then one should expect to purchase the home with said sewer lines. 

Termites – More commonly referred to as “wood destroying pests and organisms”, or a “pest report, these pests are something we live with on a regular basis here in San Diego.  It’s important to have a pest inspection completed.  In some cases, buyers will negotiate to have the sellers provide a certification of pest clearance at close of escrow. It’s not uncommon for a home to need to be “tented” or fumigated if it hasn’t undergone this type of treatment within the last 7-10 years. Additionally, the pest inspection will note items such as wood-rot, subterranean termites, and wood repairs needed because of termite damage.

Roof and Solar – the roof should be inspected, especially if solar panels are mounted on top.  Many solar companies in the last 5-10 years or so have been making huge pushes to install solar panels without regard for the condition of the roof. They’ll tell you that the roof is in adequate condition to withstand the solar installation, when in reality, its not. Unfortunately, this cost to remove the panels when it comes time to put on a new roof (to the tune of approx. $3500 or more) is passed on to the new homeowner.  You’ll want to be sure there is time left on the roof and that it is not reported to be “at the end of its lifespan”

The above are just a few examples of things to prepared for when purchasing.  Keep in mind that in these older neighborhoods, one cannot expect that the home be in the same condition as a brand-new home would be.  No matter how good it  appears, no matter how well-maintained or upgraded, there will always be some vintage  and imperfect parts to contend with. Isn’t that the beauty of investing in our historic neighborhoods, after all?    

As an experienced real estate professional, I bring with me an abundant list of reliable resources, tradespeople, and inspectors/contractors to rely upon during your investigation process. I am there every step of the way to assist you with sorting through  the information, preparing you for realistic expectations, and guiding you through the negation process when findings are not as expected.  

If you’d like straight-forward, transparent, expert advice on getting through a real estate transaction, whether a sale or a purchase, connect with me so that I can provide a list of reliable inspectors and trades people .  I’d be happy to consult with you so that you, too, can make an informed decision.