When viewing a home, most buyers notice the curb appeal, kitchen finishes, and whether the layout “feels right.” But there’s an entirely different set of criteria that comes into play when you’ve spent years evaluating houses for a living. Here’s what truly matters beneath the staging and fresh paint.
Foundation First
Every inspection starts at ground level—literally. I look for subtle signs of movement: stair-step cracks in brick, doors that don’t latch properly, or sloping floors. Not all cracks are cause for concern, but understanding which ones point to structural stress is key. Moisture in the crawl space or basement is another red flag—it’s not just about water damage, but what it says about drainage and grading.
Roofing Realities
A roof shouldn’t just “look new.” I scan for signs of patching, uneven wear, or mismatched shingles, all of which can hint at spot repairs that didn’t address the core problem. Gutters, flashing, and ventilation matter just as much as the shingles themselves. A new roof that was rushed or installed poorly is just as troublesome as an old one nearing its end.
Plumbing with a Past
Under sinks and behind access panels, I check the age and material of the plumbing. Galvanized pipes? That’s a clue to budget for replacement. Low water pressure in multiple fixtures often tells a story of pipe corrosion. I also look for creative plumbing “solutions”—unpermitted additions or awkward reroutes usually signal DIY work that might not hold up long-term.
Electric Clues
Electrical panels offer a wealth of information. Are there double-tapped breakers? Undersized wiring? Mismatched brands inside the panel? These aren’t just technicalities—they reflect how the house has been cared for. Even if the lights turn on, outdated or overloaded systems can be a safety issue.
HVAC Age and Efficiency
Furnaces and air conditioners should be evaluated on more than just whether they run. I check for rust inside the cabinet, improper venting, or signs of deferred maintenance. Ductwork condition and insulation levels are just as critical—they impact performance, comfort, and utility costs.
Subtle Signals
More than anything, I pay attention to consistency. A professionally maintained home usually has a pattern—solid workmanship, predictable upgrades, and logical repairs. But when parts of the home are immaculate and others neglected, it tells me where corners were cut.
Buying a home isn’t about finding perfection. It’s about understanding what’s behind the walls—and knowing what issues are manageable versus what’s masking a deeper problem. It’s not cynicism; it’s clarity. A house tells a story if you know how to listen.