What to Look for When Buying a House:

Buying a house is one of the most significant investments you can make in your lifetime. Whether you’re a first-time homebuyer or looking to upgrade, understanding what to look for when buying a house can save you from costly surprises and ensure your new home meets your needs for years to come. The home buying process involves several factors, from what to look for at an open house to what professional home inspectors check during their thorough inspections.

In this comprehensive guide, we’ll walk you through the essential elements of the purchasing process and help you make an informed decision with peace of mind and get undeniable home comfort.

10 Things to Know Before You Buy a House

Buying a home is a big decision. Make sure you’re well-informed about what’s best for you. To help you, here are things to consider when buying a house:

1. Financial Readiness Goes Beyond Down Payment

Your financial situation shapes your buying power and house-hunting experience. While many focus on saving for a down payment, don’t overlook closing costs, moving expenses, and immediate repairs.

Create a detailed budget considering the following finances:

• your down payment
• monthly mortgage payments
• property taxes
• home insurance
• maintenance costs

Getting pre-approved for a mortgage clarifies your budget and strengthens your position when making offers.

2. Location Impacts More Than Just Convenience

The neighbourhood you choose affects not only your daily life, but also your property’s future value. Here’s what to consider when scouring locations for your home:

• Consider commute times, access to public transportation, proximity to grocery stores, healthcare facilities, and other essential services.
• Research local schools, even if you don’t have children, as good school districts typically maintain stronger property values.
• Look into any planned developments in the area that could affect property values, and check whether the property lies in a flood-prone area or has other environmental concerns.

3. Home Inspections Are Non-Negotiable

A home inspection is essential to uncover potential issues and avoid costly surprises. For $300-$500, a qualified inspector assesses structural components, electrical systems, plumbing, and HVAC systems. Their report highlights necessary repairs or safety concerns, helping you make an informed decision. Even seemingly perfect homes can hide problems, making this step critical in protecting your investment.

4. Equipment Rentals Can Be Costly Surprises (H3)

In Ontario, water heater rentals are common and often transfer to the new homeowner. You typically have only 15 days to exit a rental agreement after closing, but you may not receive your first water bill (which indicates a rental) for 30 days.

Always ask specifically about any equipment rentals—including water heater, furnace and air conditioner units—before making an offer. These rental agreements can significantly add to your monthly expenses and may have long-term commitments difficult to exit.

5. Energy Efficiency Affects Long-Term Affordability

A home’s energy efficiency directly impacts utility bills and comfort. Request recent utility bills to assess energy consumption. Check insulation levels and window quality—key factors in reducing heating and cooling costs. HVAC systems with higher SEER (air conditioners) and AFUE (furnaces) ratings lower energy use.

Consider an energy audit to identify improvements, such as sealing leaks or upgrading appliances, which can lead to significant long-term savings.

6. Indoor Air Quality Impacts Health and Comfort

Indoor air quality directly affects health and comfort. Check for proper ventilation in kitchens, bathrooms, and throughout the home. Look for visible mould or musty odours that indicate hidden mould problems posing health risks. Evaluate the HVAC system’s air filters, ensuring they’re effective.

Radon testing is inexpensive, but crucial, as this colourless, odourless gas can cause serious health issues. Also, consider factors like carpeting, previous pet ownership, or smoking, which may worsen allergies or respiratory conditions. Maintaining clean indoor air is essential for long-term health and comfort.

7. Age of Major Systems Predicts Future Expenses

Understanding the age and condition of major home components helps you budget effectively. Furnaces and AC units typically last 15 to 20 years, while hot water heaters need replacement every 8-12 years. Roofs generally last 20 to 25 years, depending on the materials.

Create a timeline for expected replacements, and factor these costs into your long-term budget. Request maintenance records for major systems to assess their condition, as well-maintained homes have fewer surprise expenses. Planning ensures you’re prepared for inevitable repairs and replacements, safeguarding your investment.

8. The Purchase Agreement Details Matter

Your purchase agreement should include contingencies that protect you if specific conditions aren’t met. Common contingencies include financing, home inspection, and appraisal. Read this document carefully and understand what’s included in the sale—appliances, light fixtures, window treatments, or other items might not be automatically included.

Your real estate agent should help navigate this document, but consider having a real estate lawyer review it before signing, especially in Ontario, where legal representation is required to complete your home purchase.

9. Renovations May Require Permits and Inspections

When viewing homes, ask what renovations have been done and whether they were properly permitted and inspected. Unpermitted work could cause problems when you sell the property or need to make insurance claims.

It might also indicate poor workmanship or safety issues that weren’t properly addressed. A thorough inspection often catches these issues, but knowing about them in advance gives you leverage or might save you from purchasing a problem property.

10. HVAC Systems Are Often Overlooked But Crucial

Heating, ventilation, and air conditioning systems are essential for comfort in Ontario’s climate but are frequently overlooked by excited homebuyers. The inspector will look at these systems during a visual examination, but a more detailed assessment by a certified professional from an HVAC company like LG Home Comfort can provide deeper insights.

Have a professional examine the furnace, air conditioner, and ventilation systems to assess their condition, efficiency, and expected lifespan. Replacing these systems can cost thousands of dollars, so understanding their condition is vital to avoid unexpected expenses soon after purchase.

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What to Look for at an Open House

Open houses are a great way to assess properties before committing to private viewings. Here’s what to focus on during your visit:

Exterior Assessment

Start with the home’s exterior to gauge its overall condition. Here’s a list of what to examine:

✅ Check the roof for missing, curled, or damaged shingles, which can lead to leaks.
✅ Inspect the foundation for cracks, uneven settling, or water damage, as these are costly to fix.
✅ Ensure the property slopes away from the house to prevent water pooling near the foundation.
✅ Examine windows and doors for proper operation, weatherstripping, and security features.
✅ Look for damage, peeling paint, or rot on siding and exterior walls.
✅ Verify gutters and downspouts are securely attached and direct water away from the foundation.
✅ In winter, watch for ice dams or icicles, which may indicate attic insulation issues.
✅ Finally, assess driveways, walkways, decks, and patios for damage.

Interior Evaluation

During the interior walkthrough, focus on the following critical details:

✅ Look for water stains on ceilings, walls, or floors, especially in basements, as these may indicate leaks.
✅ Check for cracks in walls, uneven floors, or doors that don’t close properly, signaling potential structural issues.
✅ Inspect the electrical system, including wiring and outlets, to ensure it’s up-to-date and safe.
✅ Test water pressure and drainage by running taps, and check under sinks for leaks.
✅ Flush toilets to ensure proper function.
✅ Evaluate storage areas for adequacy and assess natural light exposure.
✅ Open and close windows to check operation and look for condensation between panes, indicating seal failure.
✅ Be mindful of odours suggesting mould, pets, or smoking.

HVAC System Inspection

HVAC systems are essential for comfort in Ontario’s climate. Here’s how to initially inspect them yourself:

✅ Ask about the age of the furnace, hot water heater, and air conditioning unit. Furnaces typically last 15 to 20 years, air conditioners 10 to 15 years, and water heaters 8 to 12 years.
✅ Request maintenance records to gauge system care.
✅ Listen for unusual noises during operation, and check for leaks or corrosion around equipment.
✅ Inspect visible ductwork for dust, rust, or disconnections.
✅ Look for clean air filters and unobstructed areas around equipment.
✅ If possible, verify the SEER rating of the air conditioner and the AFUE rating of the furnace—higher ratings indicate better efficiency.
✅ Clarify whether the HVAC equipment is owned or rented, as rental agreements can increase monthly costs and are transferable upon sale.

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Questions to Ask When Buying a House

During viewings and negotiations, asking the right questions can provide valuable information about the property and help you make an informed decision. Here’s a list of things to ask when buying a house.

General Property Questions

• How long has the property been on the market? This can provide negotiation leverage.
• Why are the sellers moving? Their response may offer insights into the neighbourhood or property.
• What renovations have been done, and were they permitted and inspected? Unpermitted work can cause issues later.
• What’s included in the sale? Clarify appliances, fixtures, and other items.
• What’s the age of the roof, windows, and major systems? These can be costly to replace.
• What are the property taxes, and are they likely to increase?
• Are there HOA fees or restrictions? Understand the total cost of ownership.

Maintenance and Operational Questions

• Can you provide recent utility bills? This helps assess energy efficiency and operating costs.
• Has there been any water damage or flooding?
• What’s the condition of the insulation?
• Is the electrical panel updated? Older homes may have insufficient capacity for modern needs.
• Have there been pest or vermin issues?
• If there’s a septic system, when was it last inspected and pumped?

Neighbourhood Questions

• What’s the neighbourhood like? Ask about neighbours, activities, and community events.
• Are there any property line disputes?
• Is there noise pollution? Visit at different times to assess noise from traffic, schools, or businesses.
• Are cell reception and internet signals good? Check cell phone reception and research internet service providers and speeds.
• How safe is the neighbourhood?

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What Do Home Inspectors Look For?

Inspectors look at specific places in a home to give a well-rounded report. Here’s what they—and by extension, you should—consider important in a home inspection:

Structural Components

Inspectors assess the home’s foundation for cracks, settling, and water intrusion that could compromise structural integrity. They examine roof framing, floor joists, and wall studs for damage or improper installation.

• The roof is checked for damaged shingles, flashing, and gutters, as well as signs of leaks.
• Walls, ceilings, and floors are inspected for cracks, water damage, or sagging, which may indicate deeper issues.
• Windows and doors are tested for proper operation, damaged seals, and water infiltration.
• The attic is evaluated for ventilation, insulation levels, and signs of leaks or pests.
• Crawl spaces are inspected for moisture, ventilation, and pest or structural problems.

Major Systems

Inspectors evaluate the home’s major systems, including the following:

• Electrical systems are checked for the service panel, wiring type, GFCI protection, and hazards like overloaded circuits.
• Plumbing systems are inspected for leaks, outdated materials, and proper drainage.
• HVAC systems are tested for functionality, installation quality, and age.
• Water heaters are examined for venting, pressure relief valves, and signs of corrosion or leaks.
• Visible ductwork is assessed for proper installation and condition.

Home Inspection Checklist Ontario

In Ontario, inspectors follow standards set by organizations like the Canadian Association of Home Inspectors. They check for compliance with Ontario Building Code requirements, though they don’t conduct full code inspections. Common issues like knob and tube wiring, asbestos, and lead are noted, as these are prevalent in older homes.

Inspectors focus on foundation conditions, especially in areas with freeze-thaw cycles. Drainage and grading are assessed to prevent basement water issues. Energy efficiency is evaluated, including insulation levels suitable for Ontario’s climate. This regional focus ensures that the inspection addresses specific concerns for Ontario homes.

You can also find various home inspection checklists online, which may give you a bit of an upper hand when knowing what to look for before getting a major inspection completed.

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Making Your Final Decision

Have you made your decision yet? Before sealing the deal, give it a final round of consideration.

Professional Support

Seek professional guidance to ensure a smooth home-buying process. In Ontario, a real estate lawyer is essential for reviewing contracts and finalizing your purchase. A mortgage broker can help secure the best financing options, potentially saving you thousands over your mortgage term. For HVAC systems, consult trusted professionals like LG Home Comfort to ensure the system is in good condition and suitable for Ontario’s climate.

Choose a certified home inspector experienced in the type of home you’re purchasing—whether it’s a century home, condo, or new build. Consider specialized inspections like radon testing, mould assessment, or sewer line inspections to identify issues beyond the standard inspection. These experts provide valuable insights to help you make an informed decision.

Negotiation Considerations

Use inspection findings and research to negotiate effectively. Identify deal-breakers requiring repairs and consider negotiating price adjustments or credits toward closing costs. Request transferable warranties for major systems and appliances to protect against unexpected failures.

If undisclosed issues arise, you may gain negotiating leverage or grounds to walk away. Purchase agreements typically include contingencies, which allow you to exit if conditions aren’t met. Your real estate agent should guide these negotiations, but don’t feel pressured to proceed if serious problems are uncovered. The right house at the wrong price or with unresolved issues isn’t the right choice.

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Start Your Path to a Comfortable, Efficient Home

Knowing what to look for when buying a house empowers you to make confident, informed decisions about this major investment. By thoroughly inspecting the property, asking key questions, and understanding what home inspectors evaluate, you can avoid costly surprises and ensure your new home meets your needs both now and in the future.

Remember, a house becomes a home when it provides comfort, safety, and efficiency for you and your family. Heating, ventilation, and air conditioning systems are essential to achieving this comfort, so don’t overlook their importance during your home-buying journey.

LG Home Comfort—Your Partner in All-Around Home Comfort

For expert HVAC assessments or to ensure your new home’s systems are in top condition, trust LG Home Comfort. Our licensed technicians offer same-day service and 24/7 emergency support to help you understand the efficiency and lifespan of your potential new home’s comfort systems.

Now that you know what to look for when buying a house, let us help you create a safe and comfortable living environment where you can truly breathe easily. Contact us today to get a free quote!