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Inspect before you buy
Before you finalise your home purchase, you’ll want to be sure the property is in good condition. Joanna Johnson finds out how
After searching for so long to secure your dream home – and finally finding it – the desire to fast-track the contract and paperwork makes it really easy to overlook structural, electrical or even cosmetic problems, some of which may in fact be quite prominent.
It is difficult to imagine buying a car without checking the motor and taking it for a test drive. Unfortunately many people do just this when buying a home, which costs so much more. By properly inspecting the property you intend to purchase you’ll know the exact condition of it, thereby reducing the ‘surprise’ of possible costly repairs found to be necessary after you take possession.
While few in Hong Kong feel the need to employ a surveyor, especially if they are buying into an apartment block, many hire a professional inspector, someone who will examine every accessible part of the home. He will check for faulty wiring and plumbing, dampness, rot and many other problems. This is the time too to find out whether the home you are interested in has any illegal structures. The terrace you are so enamoured by may have been modified without approval from the Buildings Department – and it may only be a matter of time before you are forced to remove it.
You should be provided with a written report following the inspection. This will inform you of any property faults and how bad these are, as well as give you a guide to probable repair costs. Inspectors may also be able to give you qualified advice on any home improvement ideas you may have.
Armed with this information you can decide whether you wish to purchase the property. If you do decide to make an offer, you will be in a far better position to negotiate. Note that there is little point in getting angry with the sellers at this stage – in many cases, they will be unaware of the problems themselves. It’s alarming what people live with without knowing it.
The seller is usually very surprised when an inspection report comes back with issues on it – even more reason to have one done.
Inspections are not designed to disclose cosmetic deficiencies (e.g. paint chipping in the kitchen). You will need to decide for yourself whether these types of items need your attention.
Prior to calling in an inspector, it makes sense to look out not just for cosmetic flaws but major ones. This way you can narrow the field among the homes you are considering, eliminating a couple along the way, before going to all the expense of calling in a professional.
Inside the home, the first thing to check is that all the floors are level and that there are no gaps between the floor and skirting boards. Jump lightly on wooden floorboards to assess their stability. Re-laying flooring is a costly procedure so you will also want to keep an eye out for cracked tiles and chipped parquet.
Look for signs of rising damp, including rotting carpet, mould on the walls or ceiling and musty odours. Water stains on walls and ceilings, fuzz, discoloration, bulges and bumps are all signs of possible water damage. Check too for warping and cracks. While cracks in the walls or ceiling may mean nothing, it’s worth having them investigated, especially cracks in foundation walls. Note that fresh paint or wallpaper may be hiding problem areas, so don’t be afraid to touch the walls to feel for dampness. While unsightly or ancient paint jobs are not defects, they are signs of poor maintenance and can make useful negotiating points.
As you take a tour of the home, be sure to assess whether doors and windows are square and that they fit properly. Jamming may indicate structural subsidence; at the very least a hard to open window or door will be a future inconvenience. If you can see more space between a door and its frame at one end than at the other, the door is installed improperly and will eventually stick or fail to lock. Look too for light coming in around and under exterior doors; these might need insulation or refitting.
When checking the electrical system, focus on the main panel, circuit breakers, wiring and grounding. Make sure all light fixtures work in each room, as well as exhaust and ceiling fans. Turn on the air conditioning. Request that the seller runs a couple of appliances simultaneously, like the television, stereo and computer – if the circuit blows, you are looking at faulty or decrepit wiring. You’ll want to see that there are sufficient outlets, and you can check each socket by using a power point tester (these are relatively inexpensive and can be purchased from hardware and electrical stores).
The plumbing is another important area for consideration. Problem areas include insufficient water pressure, drainage, corroded pipes and water damage. Test the water pressure in both hot and cold taps. Ideally, turn on several taps simultaneously. Turn on the shower and flush the toilet. Partially fill the bath or sink and observe the water draining out. Sluggish flow could indicate damaged or blocked sewer drains. Hire a plumber to look things over if you have any concerns.
Moving on to the kitchen, there are specific things to check aside from the floors, walls, plumbing and electrics. Open cupboard doors to see that they are secure, and while you are at it look for any signs of roaches or rats. If appliances, like the dishwasher, range and oven, built-in microwave and garbage disposal, are being sold along with the home, switch them on to see that they are in good working order. Any outdated appliances will need to be replaced, so be sure to factor in the additional expenditure.
Buying a new home is a major step that involves a huge investment, and understandably, you’ll want to get your monies worth. If anything major needs improving, you as a buyer have negotiating power. If the seller is motivated, he may either agree adviceto make the necessary improvements before the closing date, or lower the asking price on the property. If you have a choice, it is smarter to hire your own contractors and supervise repairs. Consider the seller’s incentive to hire the cheapest contractor and to replace appliances with the least expensive brands.
Remember too that no home is perfect. Every home will have issues on inspection. Even new homes. Take the time to call a contractor to determine the scope and expense to fix minor problems yourself. Talk to your agent, family, friends and call a few contractors to discuss which types of defects are minor. Perhaps a simple solution is available. Buying a home is usually a lengthy process. So it’s okay to take your time.
As Ken Lambert says in the foreword to Charlie Rose’s handy manual Inspect Before You Buy, “The most important aspect of buying any new home is not getting the lowest mortgage rate, getting the biggest house you can afford or getting that newly constructed house with the granite counters and stainless steel appliances. The most important part of buying a new home is understanding what you are getting for your money and, more importantly, what you might be getting yourself into.”
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