What to look for when touring a house: a room-by-room method

Before you walk in

Look up the address on FEMA's flood map and note the year it was built. A home built before 1978 comes with federal lead paint disclosure requirements, and the seller must give you a chance to have it evaluated. Read any seller disclosures available before the tour.

Outside first

• Roof: sagging lines, missing or curled shingles, and moss. Ask the roof's age.
• Drainage: does the ground slope away from the house? Are downspouts carried away from the foundation?
• Foundation: cracks, especially wider at one end or with one side offset.
• Windows and siding: rot at sills and trim, gaps and peeling caulk.
• Trees: large limbs over the roof and trees close to sewer lines.

Kitchen and bathrooms

These rooms have the most water and the most expensive fixes.

• Open the sink cabinets: look for stains, warping and active drips.
• Run water and check pressure and how long hot water takes to arrive.
• Look at caulk and grout around tubs and showers; press on floors near toilets.
• Check for a working exhaust fan in each bathroom.
• Note the age and condition of appliances that convey.

Bedrooms and living areas

• Ceilings: water stains, especially under bathrooms and near chimneys.
• Floors: slopes, soft spots and squeaks.
• Doors and windows: do they open, close and lock? Sticking doors can point to movement.
• Outlets: are there enough, and are any loose or discolored?
• Smells: musty or heavily perfumed rooms deserve a second look.

Basement, attic and utilities

• Basement or crawlspace: water lines, efflorescence, a sump pump and dehumidifier use.
• Attic, if accessible: insulation, daylight through the roof, signs of leaks or pests.
• Water heater and furnace: the labels show age; photograph them.
• Electrical panel: photograph the label and note any handwritten circuit lists or scorch marks.

Warning signs worth a specialist

HUD's inspection notice suggests asking your inspector whether additional tests make sense, such as for mold, air or water quality, asbestos, lead paint or pests. It also notes that EPA and the Surgeon General recommend that all houses be tested for radon. A tour can tell you which of these to raise.

Questions before you leave

• How old are the roof, furnace, air conditioner and water heater?
• Have there been any leaks, insurance claims or pest treatments?
• What do utilities typically cost each month?
• Are there association dues, special assessments or pending local assessments?
• Has the seller received any other offers, and when will they decide?

Write your notes in the car before the next showing. After three homes, the details blur.