It’s easy to get distracted by cute furniture and nicely painted walls and miss out on important (and expensive) things to fix, like the home’s systems, roof, or foundation. And pay special attention to the location, as you can’t change that. I always recommend getting an inspection of the home, and the home inspector will check as much of the home as they can, but it’s helpful to have an idea of what to look for before even getting that far into it.
Location. Location. Location.
Location is the most important factor when buying a home because it not only influences the home’s value but also impacts the quality of time spent living in the home.
You don’t want to move the house, so make sure you like the lot, your neighborhood, your neighbors, and your neighbor’s pets. You’re going to be living near them for a while! Do you like the vibe of the neighborhood? Talk to the neighbors next door and see how they like living there. “Walk around the block” on Google Street View or in person to get an idea of the neighborhood. Go back at rush hour to see how bad the traffic is. Go back at night to check the vibe or make sure a streetlight isn’t shining into your window. Do the neighbors own roosters?
How close is the home to a grocery store? What about restaurants/cafes/coffee shops? What’s the walk score? Is there a park to exercise your dog? How long is the commute to work? Are there train tracks on the way that might make you late? Is there a MAX stop if you use public transit? Is there an easy place to store your bike if you commute by bike? Do you have a car? Is there off-street parking or a place to charge it if it’s electric? Do your friends live nearby?
A popular neighborhood will play a factor into a home’s value and potentially help safeguard your home’s value in a downturn. When you go to sell your home in the future, a home in a popular neighborhood will likely have more interested buyers, which can help it sell faster, easier, and for a better price. A home in a popular school district will have more parents looking to buy there, which can affect its price, even if you don’t have kids yourself. Crime rates can matter for your own safety and peace of mind, and they can also matter to potential buyers when it’s your turn to sell. Check the area’s crime maps + safety maps.
Also, think about environmental factors and noise. Is the home in a floodplain? On the edge of a cliff? Right next to the airport or a busy road? Check the How Loud website and the National Transportation Noise Map (includes plane, train, and road noise). Check the area’s earthquake risk maps + geohazard maps + flood maps + more.
Location doesn’t just affect a home’s value—it impacts every aspect of living there, and can really make a difference when it’s time to sell.
Layout and Flow
How will you use the space? Think about what you do at home and how you’d do those same things in this new space. Is the kitchen big enough for you? Where will you binge Netflix? If you’re getting a roommate, will you share walls? Do you have to walk through a bedroom to access the backyard? Are the bedrooms large enough? How about the closets? Where will the kids play if you have them? Where will you work from home if you do? Is the yard private? Is there space for your dog? Is there space to entertain? How’s the light, and what direction does the house face? In this climate, this matters a lot. Will this layout work for you in the near future, too? Focus on the function because layout and flow can be an expensive thing to fix.
Foundation!
Foundation work can be expensive, and the worst-case scenario of lifting a home and re-pouring a foundation is wildly so. We need to be especially careful of homes built before the 1940s, as the quality of the concrete (esp. pre-1920s) was questionable in Portland. Often it’s fine! Sometimes it’s not. Look for large cracks, especially going horizontally. Look for sloping floors, diagonal cracks above windows and doors, windows and doors that don’t shut properly, etc. Sometimes a home has shifted decades ago and it’s fine now. If the inspector has any concerns, you can ask a foundation engineer for their opinion.
How is the Roof?
We also visually check out the roof and see how it’s doing, as a full roof replacement is expensive. Roofs generally last between 20-30 years, and we can find out the condition of the roof and its age during home inspection. But before we get there, let’s quickly take a look ourselves. Are the shingles looking worn, thin, and discolored? Is the roof sagging? Is it a “living roof” full of moss when it should not be?
Systems are Expensive.
We look at home systems (heating, cooling, plumbing, electrical) because they can be quite expensive to replace or update. Does the home have ductwork and a modern, efficient gas furnace or heat pump? Is there air conditioning? How long have they been in service? Is there a record of maintenance/service on the furnace (ideally done yearly!). Are the pipes modern pex/abs or copper, or are they old galvanized steel and cast iron? Galvanized steel and cast iron both corrode and rust over time from the inside out, causing low water pressure, water leaks, and drain clogs, and should ideally be replaced. How old is the wiring? If the home was built in 1910 and has the original plaster walls, it’s likely that at least some of the electrical in those walls is still old knob and tube. Are the outlets grounded (3 prong) or older and ungrounded (2 prong)? Are there outlets in every room? How old is the electrical panel? How much power is coming into the home? Most modern homes use 200 amps, but some older homes in Portland still have 150 or 100 amp panels. Less than 200 amps might not be enough if you want an EV, a hot tub, and an induction stove, and is a somewhat costly upgrade.
Most older homes in Portland have some or many of these older systems, so you should be prepared for this, and know it’s a normal part of vintage home ownership. It’s good to know what you’re taking on so you can budget and mentally prepare for potential issues or fixes down the line, like a whole house re-plumbing job or a new furnace.
Windows
I truly love and prefer the look of older single-pane wavy glass windows with cotton sash cords. And old leaded glass windows with beautiful geometric shapes and designs on them. However, single-pane windows can be drafty and cold and not do the best job of keeping smoke out during fire season. And they do very little to reduce outside or street noise. If you’re looking at a home with vintage windows, know that you’re going to spend more money on heat. Test to see if the sash cords still work or have been fixed (there are huge weights in the walls to counter the weight of the window so they stay open), or if they even open at all, as many old windows have been painted shut. There are people in town who can help you restore these old windows. If you are thinking you’ll replace the windows, know that can be quite expensive.
Kitchen and Bathrooms
A full kitchen or bathroom remodel is pricey and disruptive. Be prepared for the actual cost and time here if you do plan to do this, so you’re not surprised.
Conclusion
Cosmetic changes are usually fun and easy to fix, but foundational and system updates require more investment and effort. A home inspection will help you understand more about the home when you get there, but touring homes with these things in mind can help you narrow down your choices.
If you’re seeing a bunch of homes at once, I’ve created a handy House Comparison Notes document you can print out and rate each one, so you don’t get them mixed up. Let me know if you’d like me to print some for you before we go on a tour!
And if we’re not yet working together, send me a message! I’d love to help you buy a home in Portland 🙂