The 5 Critical Home Systems You Must Inspect Before Buying a House
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Market Perspectives Blog Post

Before You Buy: The 5 Major Home Systems Every Buyer Should Inspect First

Before buying a home, it’s easy to fall in love with aesthetic details—the fresh paint, modern fixtures, or perfectly staged living room—but those things can be changed or upgraded at any time. What truly matters are the critical systems that determine the home’s safety, longevity, and financial soundness. We often tell our clients that you can fix the paint, reseal caulking, replace appliances, or swap out cabinet hardware, but the Big Five—foundation, roof, HVAC, electrical, and plumbing—are different. These systems are the backbone of the home, and if they are compromised, the repair costs can be substantial. Before making an investment of this size, it’s essential to understand their condition, potential risks, and remaining lifespan to avoid costly surprises down the road.

Structure

1Foundation

The foundation anchors the entire home. Small cracks can signal movement that affects walls, floors, doors, and long-term stability.

  • Cracks in brick, drywall, or slab
  • Sticking doors or windows
  • Poor drainage or standing water
  • Uneven floors

Typical repairs: crack sealing to full pier systems ($5,000–$50,000).

! Example Horror Story Outcome: Ignoring structural signs leads to severe settling requiring piers, leveling, and wall stabilization—often exceeding $30,000.
Helical pier foundation repair system stabilizing a settling house foundation for home buyers in Austin
Envelope

2Roof

Your roof protects everything beneath it. Texas sun, heat, and hail shorten roof lifespan significantly.

  • Brittle or missing shingles
  • Sagging decking
  • Flashing failures
  • Poor ventilation

Typical cost: full roof replacement $10,000–$40,000.

! Example Horror Story Outcome: A roof believed to be 10 years old is actually 20+, leading to insurance denial and an immediate $18,000 replacement after hail.
Roof inspector checking asphalt shingles and flashing during a pre-purchase home inspection in Austin
Comfort & Efficiency

3HVAC

HVAC systems older than 10–15 years often use outdated refrigerants, lose efficiency, and may fail under peak heat.

  • Uneven temperatures
  • Rust or refrigerant leaks
  • Odd noises
  • High utility bills

Typical replacement: $7,000–$15,000.

! Example Horror Story Outcome: An older AC unit fails during extreme heat—requiring condenser, coil, furnace, and duct replacement exceeding $12,000.
HVAC technician servicing an air conditioning unit for a home buyer’s inspection in Austin
Safety

4Electrical

Electrical systems must safely support modern loads. Older wiring can create major safety risks and insurance issues.

  • Breaker trips
  • Ungrounded outlets
  • Aluminum wiring
  • Missing GFCI/AFCI

Rewires: $15,000–$25,000+.

! Example Horror Story Outcome: Aluminum wiring requires a full rewire, wall patching, repainting, and insurance-mandated repairs.
Licensed electrician inspecting wiring and breaker panel for fire hazards during a home inspection
Water & Drainage

5Plumbing

Older plumbing systems—galvanized, cast iron, polybutylene, Orangeburg—are prone to leaks, corrosion, and collapse.

  • Low water pressure
  • Discolored water
  • Slow drains
  • Rusting water heaters

Re-pipe/sewer: $10,000–$25,000.

! Example Horror Story Outcome: Cast-iron or Orangeburg sewer lines collapse, requiring excavation, pipe replacement, and major repair costs.
Plumber repairing aging residential pipes and drainage lines to prevent leaks for new homeowners
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Buyers: This Is Your Window — Don’t Miss It

If you’re a buyer sitting back, waiting for the “perfect moment,” here’s some advice: get off the sidelines. We are in several key areas of Austin at 8 MONTHS OF INVENTORY.

A large portion of the current activity in Austin is being driven by investors. They see this market for what it is — a rare opportunity to buy in a corrected environment where sellers are negotiable and pricing has adjusted. They’re moving. Are you?

This is a true buyer’s market! 

You can negotiate meaningful seller-paid incentives, including rate buy-downs that directly lower your monthly payment. You can buy at rightsized prices, not the inflated numbers we saw at the peak. You can choose from a wider inventory without feeling rushed or bidding against 10 other buyers. Don’t let investors be the only ones to benefit from this market. If you’re looking for a home to live in, now is the time to make strategic decisions that could set you up for years to come.

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Keep Austin Full of People Who Love It​

We don’t just buy and sell homes. We build community by helping clients find their place in the world.

Timothy Powles and Adam Stanley work together on the Adam Timothy Group at Compass RA and manage AT Real Estate Group LLC, a rental and vacation property investment business. We are about building community. We believe a real estate transaction is an important and extremely significant event but relationships last a lifetime. Our clients, partners, and friends trust us to get to know their story and what is most important to them.  And we work tirelessly to retain that trust.

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