Most people look at paint color and cabinet style first. I get it. I look at the furnace age, the grading after a thaw, and whether a "we'll fix the kitchen later" plan still works after a real bid. That's the difference between falling for a house and buying one you can live with.
Slow down in the mechanical room
The furnace, water heater, electrical panel, and sump pump tell you more about the next five years than the living room does. Most furnaces and water heaters have a data plate with the model and serial number, and the manufacture date can usually be worked out from it. Snap a photo. Old doesn't mean bad, but it does mean you should budget for it.
While you're down there, look for a radon mitigation pipe running up from the floor. Minnesota sellers have to disclose what they know about radon, including any test results. Ask for the disclosure early. The Minnesota Department of Health recommends every buyer test.
Water, grading, and the spring thaw
Look at where the downspouts empty and which way the yard slopes. You want water moving away from the house. In the basement, look low on the walls and in the corners for stains, white mineral crust, or a musty smell. Fresh paint on one section of basement wall is worth a question.
If you're shopping in winter, snow hides a lot. Ask the sellers how the basement does in spring, and read the disclosure closely.
Roof, windows, and winter comfort
Ask how old the roof is and whether there's paperwork. Look at the windows: fogging between panes means a failed seal. In winter, big icicles and ice dams along the eaves can point to heat escaping through the attic. That's an insulation and ventilation question, and the inspector should look at it.
Kitchen and bath: like it vs can you afford to change it
An ugly kitchen is fine if the fix fits your budget. The problem is guessing. A kitchen that "just needs new counters" can turn into cabinets, plumbing, and flooring once someone prices it.
Get a real number before the offer
Through my work at H&H Construction, I can get a real repair or remodel quote on the big items before you write. Then you can decide whether the house still makes sense at that price, or whether the offer should reflect the work.
The street at different times of day
Drive by on a weekday morning and again in the evening. Check parking, traffic, and noise. A quiet Saturday showing doesn't tell you what Tuesday at 5 p.m. looks like.
My first-showing checklist
- Photo of the furnace and water heater data plates
- Roof age, and any receipts
- Radon: tested? mitigated? Ask for the disclosure
- Downspouts and grading, and the basement walls up close
- Window seals and signs of ice dams
- The one project you'd do first, and a real number for it
- A drive-by at commute time
None of this replaces an inspection. It helps you decide which houses are worth one. More on how buying with me works on the Buy page.
Save the houses you like on FlexMLS and text me which ones to walk. I'll bring the boring questions.
Text Luke Call 507-216-2497
Luke MillerReal Estate Expert at Homes By Luke, brokered by Wayvora Realty, and a project manager at H&H Construction. Born and raised in Rochester. More about Luke