Most buyers have their potential home purchase inspected before firming up the deal. It’s a smart move. In the majority of cases only minor maintenance items are discovered. But if a major problem does come to light during the inspection, the buyer may save thousands of dollars in repairs.

I am not a home inspector; nor am I an expert in home construction. But there are some telltale signs that there are problems in a home that even the least experienced homebuyer can spot.

Why spend $350 to $400 on a home inspection just to discover the roof needs replacement? For anyone on a limited budget a new roof is just not feasible, and a home needing reshingling will not be purchased.

Following are some things the potential buyer can note for himself before calling the home inspector:

1. Curb Appeal: does the house and property look well kept? Poor exterior maintenance may be a sign regular maintenance has not been performed.
2. Roof: Ask the age of the roof. If it is nearing the end of its useful life and the shingles are lifting and curling, you need to budget for new shingles.
3. Driveway: Have cracks and holes been filled and patched? Is the pavement in good condition?
4. Windows and Doorframes: Have the wood frames rotted? Have they been recently painted? Can water seep through and into the wall? Do they fit well and how energy efficient are they?
5. Caulking: Has new caulking been applied in recent years? Although not a big or expensive job, if it has been left too long between applications water seepage may be causing problems that cannot be seen.
6. Plumbing: turn on the taps; flush the toilets; look under sinks. Are there leaks? Is water flow steady? Are waste pipes old, rusting and leaking?
7. Heating and Cooling: How old is the equipment? Are there signs of regular maintenance?
8. Floors and Ceilings: Are there water stains? Ask when the leak occurred and how was it repaired.
9. Basement: Is there evidence of water infiltration?
10. Electrical: How large is the system? Are there fuses or breakers? Undersized electrical systems will have to be updated for typical family use. You may want to change from fuses to breakers in the future.
11. Septic Systems: How old is the septic? If ancient, a new system may be required.
12. Wells: Is the well dug not drilled? It may not be sufficient for your family’s needs.

Inspecting the house yourself using this checklist can save the cost of a home inspection if you conclude the needed repairs are above your budget.

It also saves the turmoil of telling the present homeowner you don’t want to buy the house after all.

The above is definitely not intended to replace a home inspection. A home inspection is a wise investment and most buyers should probably hire a reputable qualified inspector before committing to a new home purchase.