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Health & Fitness

Home Buyer Education 101: Creating the informed Home Buyer

Homes for sale in Massachusetts including towns like Newton, Needham, Natick, Framingham, Ashland, Sudbury, Wayland, Wellesley and Weston are on a steady rebound in the number of homes sold this year. However, when making a purchasing decision on any homes for sale in Ma,  home buyers should consider more than just the area.  Whether the home buyer is in the market for new or previously owned real estate in Ma, there are several factors an informed home buyer should acknowledge before making any offers. Most of these considerations can be addressed through a licensed home inspector, but the educated home buyer knows what to look for in the inspection report including structural integrity and property maintenance. Additional thought should be given to the adherence of Massachusetts building codes, zoning bylaws– setback requirements, easements, encroachment and appurtenances.

The following Home Buyer Education 101 tips are presented here in summary to help create “informed” home buyers as they begin searching homes for sale in Massachusetts. More detailed explorations for each of these factors will be made available in future article installments; however this preliminary checklist will set the prospective home buyer in right direction.

1.  Foundation

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Ensuring the integrity of the home’s foundation is one of the most important considerations a prospective home buyer can make. For older homes this is definitely a must, however this statement should not warrant the notion that if the house is brand new, the foundation is without flaw.  Homes for sale in MA for example have many Victorian era homes built on field stone foundations. Field stone should always be checked for adequate parging of all wall gaps, cracks and voids. Residential homes built on poured concrete foundations, may be more difficult to spot stress fractures and cracks, but ultimately a detailed inspection is a must. Checking for cracks or stress fractures near the bottom of lolly columns, which support the main beam above, could indicate whether problems exist with the footing located below the floor.  Checking for proper ventilation in crawl space areas helps to prevent moisture from occurring and in return promotes a dry area to be maintained. Actively search for moisture marks on all walls and flooring and always ask the home seller if the property has a french drain installed around the perimeter of the foundation. Finally, ensure that the grading of land is sloped away from the exterior foundation to promote healthy drainage and keep water from pooling around the perimeter.

2.  Electrical

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In evaluating the home’s electrical system the home buyer should consider its safety, damage to appliances, and adherence to Massachusetts building codes. It’s more than checking for the condition of wires, outlets and switches. The systems capacity to take on additional electrical loads for today’s needs should be evaluated. Appliances like a 2nd refrigerator / freezer, air conditioning, computers and large TV’s should be taken into consideration, when exploring the system integrity. Often times, home buyers purchase Real Estate in MA with the anticipation of a future home renovation and/or addition.  Something to consider are the current services (voltage) coming into the home and the load (amps) that the electrical panel can handle.  It’s also important to evaluate if the current electrical panel has any room for expansion of additional circuits, which may be required for future home renovation or  building addition.

3.  Plumbing

As discussed above, Real Estate in Massachusetts is filled with older homes which means older pipes. Inspecting a home’s plumbing systemsuch as water, sewer, ventilation or heating pipes is very important. Considering that old pipes may be subjected to decay, rust and corrosion, leaks from deteriorating pipes and fixtures can be a costly problem to address.  Additionally, it’s important to check on the capacity of the whole system to determine the water pressure levels. Specifically, if the home buyer intends to add elaborate water fixtures the pressure may be too low.  However, usually a buster pump and larger feed lines to the bathroom could solve the concern, but will come with a financial cost.

4.  HVAC: Heating, Ventilating, and Air Conditioning

The efficiency and condition of the home’s HVAC system is another important consideration, not only in terms of maintenance but on general safety and energy savings as well. Operational efficiency is one thing; however it is imperative that you check for leaks, air flow, and cooling/heating capacity.  HVAC systems should be maintained by a Massachusetts licensed mechanical contractor two times a year. Once before the system calls for heat and again when the system calls for cool air.  Check on the side of the HVAC system. Most HVAC contractors will place a sticker or tag indicating prior inspections.  Also, the contractors listed on the sticker usually know the homes HVAC system best, making them ideal resources during the home buyer’s inspection process.

5.  Windows and Doors

Most homes in Massachusetts are subject to expansion and contraction given the hot summers and cool winters. Over time materials like wood frames, sills, windows and doors may shrink, warp and decay.  Even the mechanical action of opening and closing windows and doors can be detrimental resulting in deterioration of frames, cracked window panes, worn locks and hinges, air leaks and water damage. Some homes for sale in MA have older steel or wood frames, single pane windows and doors which do not seal properly. One of the top decisions any prospective home buyer should consider when buying an older home, is the need to seal the “building envelope”.  Before a home buyer makes an offer on any Real Estate in Massachusetts they should consider the cost of insulating all walls, attic space and first floor joist or basement ceiling if needed.  Additionally, is the replacement of all windows and doors with energy-efficient materials that boost the energy-saving potential of the home and provide greater comfort.

6.  Roof

New England’s seasonal environment calls for (rain, wind, snow and sun) each contributing to the immediate deterioration of the home’s roof. Leaks and moisture damage are some of the more common concerns for a new home buyer as well as the need to replace shingles, gutters, down spouts, flashing and caulking. Most roofing manufacturers offer a warranty if installed properly. It’s always a good idea to ask the home seller if they have any left over roofing shingles since last they replaced the roofing system.  If they do, perfect! The wrapper used in packing the shingles will tell the home buyer the make, model, color and warranty life span.  It’s also a good idea to ask the homes seller what month and year the roof system replacement was completed so it’s remaining life expectancy can be calculated.

7.  Termite Damage

The tiniest of pests can pose the biggest threats while remaining silent and almost invisible, to the home. Subterranean termites register the biggest damage with their cousins in the insect world like carpenter ants, carpenter bees, powderpost beetles, and other wood-boring or wood-gnawing critters. The key here is a complete home inspection from a Massachusetts licensed professional. Detecting an infestation and addressing it right from the start, helps the buyer avoid costly treatments and repairs after following the purchase of a new home.

8.  Radon, Asbestos, and Lead

Radon is a naturally occurring radioactive gas that is found in rock and soil most everywhere including Real Estate in MA, and it seeps into homes through cracks in the foundation.  The fact that Radon is colourless, odourless, and tasteless means that it is usually undetected by the human senses. This only solidifies the need for a radon gas test.  The MA Dept. of Public Health, Radiation Control Program is a valuable resource for Radon test kits or help with locating a license Radon professional. If the Radon levels are above the EPA’s action levels, there are permanent mitigation systems which should be installed.

Asbestos is made up of microscopic fibers, which when airborne and inhaled into your lungs, may cause significant health problems.  In older homes, asbestos can be found in ceiling tiles, pipe insulation, floor tile, linoleum, and even the glue which holds the tile to the floor. There is no law that requires asbestos to be removed and asbestos can be maintained thru encapsulation. However, if the home buyer is planning on a future renovation which requires demolition of areas containing asbestos, a licensed Massachusetts asbestos abatement contractor will be required.

Lead was used in the manufacturing process of most interior and exterior paints, including some clear varnishes and stains until 1978.  Considering a significant portion Real Estate in Massachusetts was built before 1978, it is manditory under Massachusetts law, that the Seller or Real Estate Broker representing the Seller provide the prospective home buyer with a Lead Paint Notification for any property built before 1978. Additionally, the notification must be read to the homebuyer or the homebuyer must be allowed to read the notification form. Mass Real Estate Brokers must verbally inform the home buyer of the possible presence of lead, as well as the provisions of the Lead Paint Law and availability of lead paint inspections. The home buyers signature on the lead paint notification form is required prior to signing a purchase and sales agreement.  The home buyer has at least 10 days by Massachusetts law to have the lead inspection performed.

9. Title V – Septic systems

Although many cities and towns within Massachusetts like Boston, Needham, Natick and Framingham have municipal sewer systems there is still approximately 30 percent of residential real estate properties which rely on individual septic systems. In Massachusetts the home sewage system is governed by Title V, (or 5) a series of septic regulations of the Massachusetts Environmental Code including inspection, design, construction and operation.  A Title V inspection is performed by a Massachusetts licensed inspector, who will evaluate the homes septic system for a pass, fail, or conditional pass.  Title V. inspection is required prior to closing and for good reason since the replacement of a septic system is in the tens of thousands of dollars. Massachusetts Department of Environmental Protection (DEP) can provide a list of DEP-approved soil evaluators and inspectors available from your local board of health.

10.  Setbacks

Townships within Massachusetts like Newton, Needham, Natick and Framingham are not growing anymore land and the amount of vacant land is minimal.  Some new home buyers look to purchase a property to meet their existing family needs and wants, with the forethought of expanding the home for future family growth. In this case, consideration must be given to zoning bylaw restrictions, specifically set back requirements and useable area.  This is the minimum distance from the front of the home to the street, minimum distance from each side of the home to the abutting property line, and minimum distance from the rear of the home to the back of the property line. Now to complicate the issue, certain towns have different setback requirements depending upon districting for example, Real Estate in Wellesley MA .

11.  Encumbrance

It is important also for the perspective home buyer to ask about encumbrances on the home for sale in Massachusetts. Encumbrances are a legal claims against the property, which can include liens against the property, deed restrictions, easements, and encroachments.  An easement is the legal right for example that allows a neighbor the use of the another owners land to access a lake or other destination – basically the right to cross the property. The owner is not allowed to block access of easement for example with the installation of a perimeter fence.

Purchasing a new residential home is often a very emotional decision.  However, the informed home buyer uses logic together with emotion to become an educated and Informed Home buyer.

ABOUT THE AUTHOR: Roger Martin is a Massachusetts Realtor with Century 21 Commonwealth.  Roger is a unique blend of both Realtor and licensed General Contractor with over 20 years of experience building Custom Homes , Renovation and Design.  Serving the Ashland, Brookline, Chestnut Hill, Concord, Dover, Framingham, Lexington, Marlborough, Natick, Needham, Newton, Sherborn, Sudbury, Wayland, Wellesley, Westborough, Weston and surrounding areas.

If you have questions, comments or suggestions for future articles or have interested buying or selling a home, please feel free to contact Roger at (p) 1.617.365.4311 ; (email) roger@realestateinmassachusetts.org or (blog) www.realestateinmassachusetts.org

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