Every home has its issues - no home is perfect. After a home inspection, some clients may become particularly concerned about certain defects, finding them unacceptable, or they may make requests that the seller cannot accommodate. In reality, many of these issues are obvious, and could have been spotted during the property viewing if a little more attention had been paid. Rather than encountering these "surprises" after the inspection, I believe it's far better to identify and inform clients about those issues before submitting an offer or scheduling an inspection. This helps them be mentally prepared, and avoids unnecessary waste of time and energy for everyone involved. In fact, many experienced agents already follow this practice.

Therefore, when showing properties, especially if a client shows strong interest or is about to make an offer, buyer's agents should pay special attention to the following:

• Grow-op (marijuana grow house)? If the property is vacant, recently renovated, priced unusually low, lacking signs of habitation, or appears odd and poorly maintained, watch for telltale signs of a former grow-op (details on how to identify grow-ops are discussed in another article). If multiple red flags arise, consider to request disclosure or further investigation.
• Termites? Be aware of popular termite areas. If the property is within a known termite-prone area, ask the seller or neighbors on termite history. Look for signs of termites or remnants from past treatments both inside and outside the property. (details on how to identify termites are discussed in another article).
• Check the age and condition of the furnace and outdoor A/C unit. Look for date labels around the unit. Are they old? Nearing or past their expected lifespan? Consider to ask the seller for more details?
• View the roofing from afar and up close, especially on the west and south sides. Looks old or rotten? Ask the seller about the last replacement? Any replacement receipt? Any warranty on it?
• Foundation/wall cracks? Walk around the perimeter and look for wide continuous cracks. Note: hairline cracks are normal. Some buyers are particularly concerned about cracks, and no matter how much they are explained it's not a problem, they just can't accept it. Address concerns early and consulting experts if necessary. If doubts persist, advise not to make an offer to avoid future regrets.
• Watch for signs of basement leaks - any water stains, mold, or rust? Ask the seller if possible.
• Look for electrical service capacity - 60A/100A/150A/ 200A? It is usually marked on the main disconnect of electrical panel. Insurance companies typically won't accept 60A service, and will require an upgrade to at least 100A.
• If the house was built between 1967 ~1978, it probably contains aluminum wiring. This may cause home insurance issues regarding price, availability and upgrading requirements. Ask the seller whether the wiring has been upgraded or modified.
• If the house was built prior 1950, as is common in downtown areas, it may contain outdated Knob & Tube wiring, which will pose insurance issues. Ask whether the wiring has been updated.
• If the house uses oil heating, ask about the oil tank's location, age, and current condition. Insurance companies will not accept very old or leaking oil tanks. For houses built prior the mid-1960s, oil heating was commonly used. You should investigate the possible presence of oil tanks (especially underground tanks) and try to trace their history.

Here are a few reminders:

1. The information provided by the seller may not always be accurate, for various reasons.
2. Your rules and expertise differ from those of a home inspector. If you come across issues that are difficult to assess, consult a qualified inspector or specialist, or leave it for the home inspection to address.
3. During the inspection, be sure to communicate your questions and findings to the inspector. This helps the inspection focus more effectively.

This article was originally published in "Real Estate Weekly", Issue #36, September 16, 2005.