What to look for in existing home

[B00kW0rm]

Hi Everyone,

My family will be moving in the near future...possibly by Christmas ;D (*we're excited*). Considering the $$ that we will have to work with we're almost sure that we'll end up buying an existing home.

My question is this: how do we evaluate these potential choices? How best to determine their suitability for homesteading?? How best to determine the ease/feasiblity of transforming an "on-grid" home into an "off-grid" home??

Thanks :)

[Fred_47460]

Howdy Bookworm

Congrats on getting a new place!!

We just moved into our home last August....and I've now realized we made some mistakes. Perhaps YOU can learn from OUR mistakes ;D

We bought a place way back in the trees. We have 4 acres but NONE of it gets enough sun to grow anything. So look for a balance....enough trees for shade and pretty....but enough clearing to grow a garden....AND....put up solar panels if you're interested in "off grid" living. We can't cut any trees or the slopes will erode (We're in a wild n wooly landscape).

We amassed a lot of debt in the purchase of our home....which I would change if I could. I do NOT like the direction things are going in the world. Looking back....I wish we'd have bought a fall down home with some land....and payed cash....then fixed up as we had the money.

There are lots of other things to look for....lots of them personal taste type of things. The above 2 issues are where I think we screwed up. I hope you have a blast in your home search! It is a buyers market right now so you should have lots to choose from.

Good Luck!!! Fred

[wy0mn]

Things to look for? Everything!

Foundation cracks from nearby heavy equipment, blasting or poor materials/craftsmanship. Same for fireplaces & chimneys.

Termite damage.

Water damage, especially around toilets/tubs & sinks & chimney/vents/windows. Check for shutoff valves on each and every thing that gets water. If it don't have it, it will at some time need it.

If possible have all water/gas lines pressure tested. Check for radon & asbestos insulation.
If its on well water have a sample tested.

Crawl under the house & check everything as well.

Windows & doors should have modern thermal retentive glass, more than one pane, and weather stripping where needed.

Proximity to fire hydrants or quick response fire fighters can reduce your insurance costs.

Research the history of the site , especially if its a small one. I knew folks who bought a few acres that used to be a salvage yard! They'll never be able to grow anything but weeds without removing the toxic soil & basically terraforming the place!

Really far too many things to mention... I'll look for a DIY house inspection site & repost if I find one.
http://www.cmjengineering.com/images/DIY_Home_inspection.pdf

Lex

PS:
Retro fitting an existing home for solar/wind/hydro power can be done, but not as effectively nor as cheaply as building it into the design.
There are maps and data available online for average wind velocity & useable solar expectations for most areas now. Each specific site varies according to terrain of course, and you'd have to measure any streams potential for micro-hydro yourself or have it done. Don't forget the cardinal orientation of any house in considerations involving passive solar.

[B00kW0rm]

Fred & wy0mn,

Thank you guys so very much! *There are definitely a LOT of things to take into consideration. *I'm making notes of things you've mentioned and will be doing some further searching.

Just taking the above mentioned pointers at face value---it's seems we may come out better ($$/value wise) to seriously look at building. *At least, that way, we could fully control the features, cardinal orientation, etc.

Thanks again :) :D ;D and please let me know if you think of anything else!!

(modified to add:
wy0mn, thanks for the awesome link! I'm going to print the pages so I'll have them handy while doing further research:-))

[wy0mn]

You betcha! *:)
PS:
I pulled up your last ten posts and saw the ages of your kids. You also might want to add sinks/tubs with overflow protection.

[Cowgirl]

Construction issues / inspection issues in buying a house are pretty much standard, country or city, so I'll just mention the extra stuff you want to consider with a homestead:

Look at the soil. What already grows there? Is it sandy? Clay? Loam?

What trees are already present? Are they useful?

Outbuildings: What is already there? What condition? What would they house? Livestock? Machinery? Workshop? Are they fit for their intended (to you) purpose?

Fencing? What is already in place? What is its condition? Would it hold the livestock you would want to keep?

Septic? Have the system inspected.

Well? How deep is it? Is it reliable? Do wells in the area go dry from time to time? Do neighbors have to haul water? Have the water tested - draw the sample yourself (in some areas the Health Department will come out and draw the sample - DON'T trust the seller to draw the sample for you).

You can go off-grid inexpensively or expensively. If you go off grid Tasha Tudor style it can be cheap. If you want all the bells and whistles and an energy intensive lifestyle like that of a typical American, it can cost tens of thousands of dollars for the solar arrays, possible wind turbine, inverter, battery banks, etc. And there is every cost in between those extremes. It depends on how modern you want to live, honestly. Minimalist, you would want a way to get your water without electric.

[B00kW0rm]

wy0mn: added overflow protection to my list :D. Sure as the world is round a flooded bathroom would be the first 'problem' we encountered!!

You also mentioned researching the history of the site. Is that done through the deeds office at our local court house??

Cowgirl: Thank you for taking the time to respond and providing me with such great information!

Our local health department does sample well water, *I had forgotten that*. I'm thinking the local agricultural extension office would be able to analyze the soil or, at least, point us in the right direction.---Thanks again :D

[Cil]

I have been told that hiring an independent home inspector is worth their weight in gas. [LOL!] Sounds like you don't have a lot of experience in this area, so having the house inspected by [I guess] a licensed inspector can stave off from some rather nasty surprises.

Good luck!

[B00kW0rm]

[b]Sounds like you don't have a lot of experience in this area[/bGood luck!

Ummmmm,
Zero experience is more like it ;D...LOL. Thanks for your input!

[wy0mn]

Deeds & Registration at many court houses can set you on the right track for a Title search. The title search can tell you what the property has been used for in the past, AND let you know if anyone has a legal lien or claim against the property in the past that has been overlooked!
Having a house professionally inspected is a good idea, just try not to use anyone referred by the realtor/individual trying to sell it.

[idealist]

I second the suggestion to make sure the site has a large enough spot that gets a minimum of 6 hours sun per day, that will fit a 2000 sq ft garden. *I made the same mistake of buying a house in the middle of a forest, and growing vegetables is definitely not working out well. *

Don't be afraid to tell the agent (if you are using one) your land & house requirements-- this avoids having to waste time looking at homes that don't fit the bill. You might want some space to put a shed and/or greenhouse as well.

Once you narrow it down to a few different houses, save yourself the headache and get soil samples from each of the areas that are potential gardens. Just make sure there isn't anything toxic in there before you buy. *

Finally, consider proximity to neighbors and the overall access to a major population area. *Don't get a place that is right along a main road (which may turn into an evacuation route).

[justgettinby]

Ask about close lightning strikes. I didn't when we bought our house, so when we began our remodel my buddy who's helping is crawling around in the attic and I hear Ugh Ohh. He then comes down with a wire about four feet long that has been split and melted. Come to find out through my new neighbors they had a lightning strike a few years previous on a nearby tree. After finding several more splits and burns we bit the bullet and rewired the whole house. What a nightmare, but I do sleep better at night. When we were moving insulation around in the attic we found several spots where the insulation was scorched or melted. I am glad that the insulation did it's job and didn't start on fire.

[B00kW0rm]

idealist: Thanks for the suggestions. I'm sorry your veggies aren't doing well

justgettinby: I never would have thought to ask about lightning strikes! Thanks.

[Catalpa]

Definitely get a home inspector - but look for one yourself and ask for references. Don't just use the guy the local realtor uses unless you can get some good references. You'll want to be sure the house does not have any hidden problems.

Drainage, drainage, drainage! First and foremost, does the water drain away from the house? Even a nice place can be ruined by a constantly flooded basement, and a garden that's killed by standing water. Mosquitos, mold, rot, lots of nasty experiences can be avoided by making sure the water drains away. Is the place on a river or lake? Where is the hundred year flood plain? Gutters and downspouts in good shape? Is there at least 8" between the bottom of the cladding (vinyl, wood or aluminium siding) and the ground?

Insects - have a qualified pest control guy look for termites, carpenter ants, etc. AND make sure the home is secure against bats, squirrels, and the like. Raccoons make very nasty house guests.

Wiring - depending on the age of the house it can be anything from knob and tube to modern 12-2-G insulated wire. Is there a breaker panel or a fuse box? Is it 200 or 100 amp service?

Is there lead paint or asbestos?

Well and septic - so much better than being on city water and sewer, but you need to be intelligent about evaluating what's there and taking care of it. Does the well have a submersible pump or a jet pump? If jet pump, does it have a protected suction line? How deep is it? What is the water quality? Have the health department test it - not the realtor! Does it ever run dry in the summer? Is there a large dairy or a gravel pit nearby? Depending on the local geology, a large producer can pump local wells dry. Does the septic system have a filter on the outlet of the tank? Where is the drainfield, and what is covering it? I've seen people buy a house where a shed or heavy landscaping was put over the system and then they wonder why it doesn't work. The local health department should have all the permits and well logs on file, as well as any complaints filed against the property. Don't let the realtor handle that search, go in yourself and ask. Remember, the HD doesn't have a stake in the home sale - but the realtor does.

There's so much to look at! How old is the roof, and how many layers of shingles are on it? Is there any evidence of leaks, such as staining on the rafters? What kind of plumbing does the house have, is it copper, or plastic? If plastic, is it potable water grade plastic, or that gray ABS stuff that got recalled? What kind of heating system is present, is it efficient, and is the heat exchanger solid? What kind of fuel does it use? Is the fuel readily available?

Check for insulation in the walls and attic, and how well the doors and windows fit, will you lose heat around faulty weatherstripping or through those lousy 1970s vintage aluminum windows?

If you want to work towards being off-grid, it's important to start with a house that is not an energy hog.

Other factors to consider - the school district, conditions of local roads, especially in winter, and local zoning enforcement. Some jurisdictions are not friendly to folks trying to go off grid or creating a homestead with animals and large gardens.

Like other posters said, look for available sunlight, a good southern exposure, and soil that can grow crops. Check with all the local bureaucracies for history on the parcel - and always, always research the realtor's statements!

House hunting is exhausting, bewildering, and potentially very rewarding. God bless you in your search!

Cat

[Winston_Smith]

In the case somebody already mentioned this my apologies but check zoning to be sure that your homesteading lifestyle will be tolerated. You don't want to get settled in to find that you can't keep poultry/ livestock.

[B00kW0rm]

Catalpa: Thanks for responding:-) Never thought the 100 yr flood plain around here.

Winston-Smith: Great idea to check zoning!!

[dreams_in_color]

The soil and We had a drought around the time we bought and it wasn't until we were in the house that we realized that water would just sit after a heavy rain. The soil appeared fine lots of plants and grasses but it is what my husband calls tallow. SO you may want to take a soil sample to your extension office. I am giong to work hard to try to get the soil in a condtion where I can grow a garden.

[cubcadet]

If your looking for a potential homestead and not just a home, I`d want a good barn. Maybe 2. That`s the one thing I failed to think about. You can always get a good mobile home or trailer to live in til you get your `stead established. Then consider the nice modular homes available. Then you don`t have to worry about inheriting someone`s problems.