Buyers Must Look Beyond Surface

You can't judge a book by its cover, and the same can be said for house-hunting. Buying on first blush might leave you seeing red later.

Many buyers get all atwitter about cutesy frills and endearing rooms when equal weight should be given to the innards of a home such as walls, windows and mechanical systems. Caveat emptor -- buyer beware -- is cardinal rule No. 1 during your rambles for real estate.

"It's funny how many people judge on decor," said Bryce Perschau, a Coldwell Banker real-estate agent. "They see nice window treatments, but they never pull those back to see if the wood is rotted."

Of course, floor plans and amenities are important factors, and the chase for the perfect abode will always have an emotional foundation. But first impressions can be costly oversights.

Drafty windows, cracked walls and wavy siding might be tip-offs that your major expenses aren't done when you leave the closing table.

Be sure to differentiate between faults that sellers must disclose and problems that new owners might eventually need to spend lavishly on to repair or replace. Inspectors will chronicle true deficiencies, including foundation leaks, electrical woes and other structural inadequacies.

A defect that seems minor to an inspector might end up costing you big money. For example, a labyrinth of wall cracks or out-of-square doors caused by an out-of-kilter foundation should raise red flags.

Yet the temptation to overlook faults is strong.

"When would-be buyers see a well-presented home, they start to take mental ownership of the property before they should," said Greg Haskett, vice president of HomeTeam Inspection Service. "The condition of the furnace, roof and drainage issues are far less sexy but are far more important to their satisfaction with their home."

Would-be buyers should instruct inspectors to highlight noncritical but expensive areas in need of repair. They should also inquire about the estimated remaining life of components identified as wanting.

If you are in the market for a new home, here is a roster of items Coldwell Banker's Perschau and HomeTeam's Haskett suggest are worth keeping an eye on:

• Driveways, walkways or low spots that pitch toward the home. Water should be directed from the foundation, not toward it. The cost to regrade or repair: $1,000 to $10,000.
• Wall cracks in the basement or interior rooms. As a foundation shifts, floors and walls can move with it. It could be a sign of age, sagging or bowed basement walls or other factors. Cost to repair the foundation: $10,000 to $30,000.
• Buckled or wavy roofing. This is caused by aging shingles, heat trapped in an unventilated attic or ice dams. Cost to repair or replace faulty roofing: $2,500 to $20,000.
• Utility bills. If the heating or cooling bills are whoppers, the insulation and drafty windows could be upgraded or replaced. Cost for new windows: $2,000 to $15,000 installed. Insulation costs: $750 for the attic.
• Aging infrastructure. When was the plumbing or electrical service last upgraded? The furnace might be a relic, and the air conditioners might be aging or inadequate. Inefficient HVAC systems probably will need a total makeover. Cost to repair and replace major components: $5,000 and up.
• Ceilings that sag or are crack. This might be evidence of past water damage or damaged support beams. Cost to replace: $1,500 to $7,500.