A
s you transition from browsing online listings to touring properties in person, it's essential to separate the cosmetic updates from genuine renovations. A "lipstick on a pig" or "glitter on a rat's ass" scenario can be deceiving, making a home look great but hiding underlying issues.

    When evaluating a property, pay close attention to kitchens and bathrooms, as these rooms often reveal the truth about the seller's investment in real improvements versus surface-level tweaks. Look for signs of DIY work, such as sloppy paint jobs or uneven cabinet installation, and always check for permits. Unpermitted work can lead to costly problems down the road.

    To properly assess a property, consider five key areas:

    The home's exterior: Note the condition of siding, windows, roof, chimney, hardscaping, and landscaping. These high-ticket items can be expensive to repair if neglected.

    Age of key infrastructure items: Learn about the HVAC, electrical, plumbing, and septic tank systems. Identify what's new and what's on borrowed time, as these issues can be invasive and costly to fix.

    Walk the property line: Get a feel for the land boundaries and look for any visible encroachments or structures straddling the perimeter. Ask about recorded easements to avoid surprises later.

    The "extra" spaces: Examine the home's extra areas, such as basements, garages, and sheds. A spotless basement can indicate pride of ownership in the entire home.

    Signs of water intrusion or poor drainage: Keep an eye out for water stains on ceilings and walls, a musty odor, or signs of past flooding. Observe the grading outside to ensure it slopes away from the foundation.

    A solid home purchase isn't about getting the trendiest house; it's about buying a quality home that's been cared for and built to last. Look for homes with good bones that give you the opportunity to make them your own.