Potential Hidden Hazards in Home Buying

When it comes to buying a home you have to be concerned with more than how old the heating system or roof is. There are lots of things that can be disturbingly wrong with a house that you just can't see. Even if you ask questions you may not get truthful answers. It's not in the best interest of the current homeowner or real estate agent to tell you what's wrong with the house.

Their job is to make the house sound as good as possible while minimizing the problems to sell quick and high. Aside from property and tax surveys there are several other things you should check out when thinking of purchasing a new home. The costs of something going drastically wrong, after you've bought a house can be astronomical if you're not prepared. By doing some research before buying you could save yourself some money, time, and future headaches. Learn how to investigate potential hazards when it comes to home buying.

UTILITIES
Many municipalities have local sewage lines and you can't always assume the house for sale is connected. The owner or real estate agent may tell you the home is attached to a sewer but don't take their word for it. Many times new homeowners believe they are connected to a sewer until their cesspool backs up into the yard and their left wondering what the hell is going on.

To find out if a home you are considering purchasing is connected to a local sewage line contact your town planning board or department of health services. Cesspool overflows can be costly and may spread bacteria into your home and drinking water. Find out what the truth is before you buy to ensure you are able to handle any complications with the sewage system.

Many homes outside city limits are not connected to municipal sewers. If the home is located near a school, church, or commercial property there is a good chance it's connected to public sewage or it is at least available for hookup. It can be costly to convert your sewage system even if the location is only several feet away. Although municipal sewage tends to have less backups and overflow, there is no reason to pass on a great home because it has a cesspool.

At the same time you check out the sewage system you should also make sure utilities like cable, gas, and oil are connected to the home. If you are relocating to the boondocks don't just assume you will be able to hook up the Internet, phone, or cable lines right away. You may even be denied service if the home is too far out of the way which happens often in mountain and desert properties.

If utilities like gas or oil are not available for hookup right away you may want to reconsider purchasing the home. Staying close to commercial and highly populated residential areas will help home buyers avoid these problems. Call each utility company directly to find out what is and is not available for the home you are thinking of buying.

PROPERTY EASEMENTS
Easements are pieces of property that may be repossed by public or private entities within a homeowners property. An easement may be created for electric and gas lines, sewage and drainage lines, for government use, and for private use. Homeowners may or may not be entitled to use the property and could be responsible for damages. Typically easements are noted on the survey but this information is often left out or forgotten. To find out if a property has easements research the property records filed with the county.

If you discover any easements contact the company or government agency directly to find out what you can and cannot do with the property. Generally speaking public and private easements take care of themselves and many times the homeowner is welcome to use the land within reason. Any land use of an easement should not jeopardize the safety of the easement or interfere with services provided.

If work has to be done underground it is usually the responsibility of the company or government agency to restore the land removed. If easement work is done and the land is not restored contact the entity immediately to remedy the situation. It is also helpful to know if your potential home has easements because you may want to dig or build in the future. Discovering where easements are located on the property will help save time and money later on, if you decide to buy the property. Easements should be recorded on the land deed or title.

VACANT LOTS
In many areas, especially those outside city limits there may be one or more vacant lots surrounding a home and its property. For some home buyers who don't want to be too close to the neighbors, this may be a welcoming sight. But buyer beware. Vacant lots, even if zoned residential can be turned into commercial areas. Even buffer zones like trees or hedges separating roadways from the property can be reclaimed and used for commercial purposes. If the empty lot borders a major highway or is on a corner it's more likely to be rezoned in the future. The government may also reclaim lots that are abandoned or unkempt.

To find out if a vacant lot may be used in the future call the Town Board or Planning Office. Ask if the property may be rezoned in the future and what conditions would permit it. You may also be able to purchase single vacant lots to add to the property provided the town okays expansion of the original lot. In some municipalities there are restrictions on how large a property can become. Vacant lots may also be a source of trouble for an interested home buyer. In some areas vacant lots are overrun by drug dealers/addicts, homeless people, dogs/cats/other wild animals, and could even be contaminated. Ask around the neighborhood to find out what use the property has in the community.

FLOODING
The costs associated with flooding can be financially draining for homeowners. Make sure the property you're considering buying is not plagued by water problems. Watch out for soggy lawns, wet basements, mold, and mildew. These are generally the first signs there is a water problem that could lead to flooding. Basements that may have been flooded may have a slightly sour, musky odor. Look for water lines on the basement walls and foundation. Sheetrock that has been exposed to water may also have mold or mildew damage that could be deadly. Flooding can be costly in electric from running pumps constantly, may cause loss of property, and is very irritating.

You may ask the current homeowner or real estate agent if the home has experience flooding in the past, but do not expect a straight answer. Instead ask the neighbors about flooding during heavy rains or excess snow melt. Even newly constructed homes can have flooding problems.

Also be sure to check out the home on a rainy day, if possible to make sure the roof and/or ceilings are not leaking. FEMA, the Federal Emergency Management Agency can tell you if the property is located in a flood zone and the town planning board may be able to give you more localized information on flooding. You may also want to check with the Town Building Department to find out if flooding is a problem for the property you're considering.

CONTAMINATION
Neighborhood contamination is nearly impossible to detect by sight. The current homeowner or real estate agent may not be aware of environmental hazards that exist on or near the property. The Department of Environmental Conservation keeps records on chemical spills, leaching, and other environmental dangers. Doing the research is the hard part, but it doesn't have to be. Although you can find most of this information on your own there is a service that provides it for a minimal cost.

For about $150 you can have the potential property and surrounding areas surveyed up to a 300 foot radius by using an Environmental Data Resources, Inc. (EDR) report. EDR has over 22 million environmental hazard records and reports can be bought by anyone. If you would like a more detailed report it is available at a higher cost but will alert you to chemical spills or contamination near the property you are thinking of buying.

There are a lot of problems a home can have that you can't spot right off the bat. By investing some time and a small amount of money home buyers can save a lot of grief later on. Detecting problems head on before you buy is not only a smart move but may help you get a discount on the final asking price. Don't be afraid to question everyone from the homeowner, to real estate agent, surveyor, and the town. Good luck!