What to Look for When Buying a House: The Practical Checklist

The realtor shows you the kitchen and the yard. Here's everything else you should be looking at — and asking about — before you sign.

Buying a house is the biggest purchase most people ever make — and most people spend more time researching a TV than they do understanding what they're actually buying. The realtor tour focuses on finishes and floor plans. The inspection report is 40 pages of checkboxes you skim at 11pm.

This is the practical checklist: what actually matters, what it costs when it fails, and what to ask before you're the one paying for it.

The big systems: what they cost to replace

Every house has four systems that are expensive to replace and are never obviously failing during a showing. Know their ages before you make an offer.

Roof

Replacement cost: $8,000–$25,000 depending on size and material. Typical lifespan: 20–30 years for asphalt shingles, longer for metal or slate. Ask the seller when it was last replaced. A roof nearing end of life should factor into your offer price.

HVAC (furnace, central air, or heat pump)

Replacement cost: $5,000–$12,000 for a full system. Typical lifespan: 15–25 years. Ask for the age of the unit — usually on the nameplate inside the furnace or air handler. Ask if it's been regularly serviced. A well-maintained older unit is better than a neglected newer one.

Water heater

Replacement cost: $800–$2,500. Typical lifespan: 8–12 years for tank, 15–20 for tankless. The manufacture date is encoded in the serial number — most manufacturers use the first two digits or first letter as the year.

Electrical panel

Replacement cost: $1,500–$4,000. Look for the brand — Federal Pacific Stab-Lok and Zinsco panels from the 1960s–1980s have documented safety issues and most insurers won't cover homes with them. If the panel is labeled either brand, budget for replacement.

Water — where it gets in

Water damage is the most common and most expensive problem in residential real estate, and it's the easiest to hide during a showing. Look specifically:

• Ceilings: Yellow or brown rings indicate past or current roof leaks. Even if dry, the damage may be extensive above.
• Basement walls: White chalky deposits (efflorescence) mean water has been coming through the foundation. Dark staining at the base of walls means standing water.
• Around windows: Staining or soft drywall around window frames indicates failed sealing.
• Under sinks: Open every cabinet under every sink. Look for water stains on the floor of the cabinet or the back wall.
• Bathroom floors: Press on the floor near the toilet and tub. Any softness or flex is a sign of water damage to the subfloor.
• Smell: Musty odor in the basement, closets, or bathrooms is a reliable indicator of moisture problems even if nothing is visible.

Electrical

Open the electrical panel. You're looking for three things:

• Brand (avoid Federal Pacific and Zinsco)
• Labeled breakers — unlabeled panels suggest DIY work or deferred maintenance
• Double-tapped breakers — two wires connected to one breaker, which is a code violation in most jurisdictions and a fire risk

In the rest of the house: check outlet covers for scorching or discoloration near the outlet, test outlets (bring a phone charger), and note whether there are GFCI outlets in bathrooms and kitchen — required by code and a sign the electrical has been updated.

What to check during the walkthrough

Beyond the systems, do a methodical pass through every room:

• Open and close every window and door — sticky frames suggest settling or moisture
• Flush every toilet, run every faucet, check water pressure and drain speed
• Turn on every light switch and overhead fan
• Run the dishwasher and check under it while running for leaks
• Check the attic if accessible — look for daylight (gaps), insulation coverage, and any dark staining on rafters
• Check the garage door opener, springs, and tracks
• Note the direction of floor slope in each room — floors should be level

Questions to ask the seller

Most sellers will answer these honestly — and the answers tell you a lot about how the house has been maintained:

• How old is the roof? Has it been replaced since original construction?
• When was the HVAC last serviced? Do you have service records?
• Has there ever been any water intrusion, flooding, or basement leaks?
• Has the house ever had pest treatment (termites, carpenter ants)?
• Who installed the kitchen and bath updates? Are there permits?
• What paint colors are in each room? Do you have the cans?
• What size are the furnace filters?
• Do you have manuals for the appliances?

What to record before you close

The seller knows things about this house that you'll spend years trying to rediscover. Get it from them before they move out.

• Appliance model numbers and ages
• Furnace and AC filter sizes
• Paint colors, brands, and finishes for every room
• Roof installation date and contractor
• HVAC service history
• Names of plumbers, electricians, and contractors who've worked on the house
• Water heater age and serial number
• Any appliance warranties still in effect

This is exactly what kept is built for. Add it once during the transition — while the seller is still reachable and the information is fresh — and have it available instantly every time you need it.