The 5 Things You Must Check Before Buying a Home

When you walk into a home, it’s easy to get caught up in the details—the backsplash, the lighting, the color of the walls. But before you fall in love, remember: paint is easy to change. Foundations and systems are not.

Some of the most expensive problems buyers face come from issues they can’t see. Before closing on any home, confirm that these five critical systems are in good condition: foundation, roof, HVAC, electrical, and plumbing.

1. Foundation

The foundation holds everything together. Even small cracks can hint at much bigger issues below the surface. Older homes were often built before modern soil studies and reinforcement techniques, so age and location both matter.

• Cracks in walls, brick, or flooring
• Doors or windows that stick or won’t close properly
• Standing water or poor drainage near the base of the home
• Floors that slope or feel uneven

Foundation repairs can range from $5,000 to $50,000 depending on severity. A structural inspection is always worth the peace of mind.

Example Horror Story Outcome: Skipping a structural inspection can lead to costly surprises like severe settling or shifting that requires full pier installation and wall stabilization—repairs easily exceeding $30,000.

2. Roof

A home’s roof protects everything underneath it. Most asphalt roofs last 15–25 years, but Texas heat, hail, and humidity shorten that lifespan quickly. Even if the roof “looks fine,” an aging system may fail the next big storm.

• Missing, curled, or brittle shingles
• Sagging or soft spots that suggest rot
• Water stains in the attic
• Rusted flashing or poor ventilation

Roof replacements can run $10,000–$40,000, and insurance companies often penalize roofs older than 15 years. Modern materials are more energy-efficient and longer lasting than those used just a decade ago.

Example Horror Story Outcome: A buyer who assumes a “10-year-old” roof still has life left might find it’s actually 20 years old and uninsurable—forcing an unplanned $18,000 replacement right after closing.

3. HVAC (Heating, Ventilation & Air Conditioning)

A well-maintained HVAC system keeps your home comfortable and efficient. Systems over 10–15 years old often use outdated refrigerants and struggle to meet modern energy standards. A failing system can cost $7,000–$15,000 to replace.

• Inconsistent temperatures or weak airflow
• Rust, leaks, or odd noises from the unit
• Rising utility bills despite steady use
• Outdated thermostats or missing maintenance records

Newer HVAC units use eco-friendly refrigerants and can lower monthly bills by up to 30%.

Example Horror Story Outcome: Repeated repairs on an aging unit can lead to complete system failure during peak season—requiring replacement of both the outdoor condenser and indoor components for over $12,000.

4. Electrical System

Modern homes rely on far more power than they did decades ago. Outdated wiring, undersized panels, and DIY fixes are all red flags. Even if the lights turn on, the system may not be safe—or sufficient. Rewiring or upgrading panels can cost $3,000–$20,000+, but it’s an investment in safety and performance.

• Frequent breaker trips or double-tapped breakers
• Two-prong or ungrounded outlets
• Knob-and-tube or aluminum wiring
• Missing GFCI near sinks, garages, and outdoors

A modern electrical system supports today’s appliances, EV chargers, and smart-home technology safely.

Example Horror Story Outcome: Discovering aluminum wiring after closing can mean facing fire hazards, insurance issues, and an expensive full rewire that also requires wall patching and repainting.

5. Plumbing

Water damage is every homeowner’s nightmare. Many older homes still have galvanized or polybutylene pipes that corrode, leak, or burst without warning. Replacing old plumbing or a failed sewer line can cost $10,000–$25,000.

• Low water pressure or discolored water
• Leaks under sinks or inside walls
• Slow drains or frequent clogs
• Rusted water heaters or missing expansion tanks

Newer PEX or copper systems last longer and resist corrosion.

Example Horror Story Outcome: Homes with original cast-iron or Orangeburg pipes may face hidden corrosion or collapse, often leading to a full re-pipe and sewer replacement costing tens of thousands.

The Bottom Line

You can update finishes later. These five systems determine whether the home is safe, efficient, and worth the price. Before you make an offer, ask when the roof and HVAC were last replaced, and confirm whether the foundation, plumbing, and electrical have been updated to modern standards.