10 Structural Red Flags

No home is perfect. That’s why if you are a seller, it is advisable to have a pre-sale inspection. Repairing problem areas prior to putting the house on the market can increase your home’s value and avoid unpleasant surprises during the sales negotiation or at time of closing.

At the same time, home buyers need to understand what’s normal and what’s not. Most foundations have cracks and 90 percent are normal.

Here are 10 biggest structural red flags:

1.      Foundation cracks. Ridges or lateral movement indicate a change in a surface that could be cause for concern. Most times, the width of the crack is not important, but the displacement of the surfaces on either side of it. Find out why the change occurred to get the problem solved properly. A foundation wall could be inadequate, or too much water may have accumulated outside.

2.      Load-bearing walls removed. This problem may be tough to spot unless there is visible sagging of ceilings, cracks in ceilings or walls, and floors are springy. Pay particular attention to openings in basement and lower floor areas for excess deflection in the middle of the span and cracks in the corners of the openings. A history of a home’s renovation work may indicate that walls or columns were removed that should have been left.

3.      Faulty or insufficient wiring. Again, this won’t be easy to spot, unless wiring was done poorly or wires remain exposed. Ask whether wiring in older homes was updated and whether wiring can handle all your tech needs.

4.      Water, water everywhere. Stains may indicate prior water problems, but so can surfaces recently painted to camouflage past problems. When you smell fresh paint, use your judgment to determine whether the house has been redecorated for sale or painted only in certain areas to mask a problem. When in doubt, ask the sellers. But be wary - corrected past problems doesn’t guarantee that new problems won’t happen.

5.      Leaky roofs. Even a new roof won’t guarantee that a problem was totally resolved as the problem may be due to inferior flashing. Ask how a problem was fixed and who did the work.

6.      Ineffective windows. Windows that can’t be opened and closed should be serviced, repaired or replaced. Double-glazed windows that fog up due to faulty seals may look unattractive, but it’s rarely cost effective to replace them if energy savings are the only goal.

7.      Damp facades. Stains on wood siding may reveal entrapped moisture; cracks around bricks may indicate missing mortar. Hairline cracks around bricks may be okay, but in climates where freezing takes place, it’s advisable to seal the cracks to reduce the possibility of freeze/thaw action causing spalling, or deterioration of the brick’s face.

8.      Pesky pests. Termites and carpenter ants may reside in the home and dine without being invited. They also leave few signs, except some mud tubes and sawdust, known as frass. Best rule: Quiz homeowners about prior unwanted pests and what they did to cure problems.

9.      Sagging wood floors. Like foundation cracks, variations in wood floors are normal since wood is not a perfect material. Not acceptable: excessive slopes or a floor that feels like a trampoline when walked on. A marble is the simplest device for checking a wood floor. Place the marble on the floor. If it rolls away quickly, call an expert.

10.   Rot. Most wood that’s not treated is often vulnerable to moisture and fungal growth. Problem areas are decay that appears brown and crumbly, breaks into cubes, or is soft. Pay attention to wood that touches dirt since it’s more susceptible to picking up moisture and decay and allows an easy pathway for insects such as termites. Watch masonry or joints that are slow to dry.

If you are a seller, get three recommendations and bids before making repairs. And if you are a buyer, check permits and invoices to ensure that work was performed by professionals and in compliance with local regulations.