What Should I Check Before Buying an Older Home in Huntington Beach?

What should you check before buying an older home in Huntington Beach? Start with the systems that are hidden and expensive to replace: the sewer line, the roof, the plumbing, the electrical and the foundation, plus a termite inspection.

I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. I help buyers plan their inspections before they write an offer, so they know which questions to ask and who to call.

Age alone doesn't tell you the condition. The plan is to inspect the house in front of you, not to guess from the year it was built.

A general home inspection is your starting point. It often leads to specialists.

• Sewer line. The pipe that runs from the house to the city connection is easy to overlook. A sewer camera inspection lets a plumber see roots, cracks or sags you can't see from the yard.
• Roof. Ask the age of the roof and whether there are any records of repairs or replacement. A roofer can tell you how much life it has left.
• Plumbing materials. Ask your inspector what the supply and drain pipes are made of, since older materials may need attention sooner. A plumber can give you a clearer picture.
• Electrical panel. Have the inspector look at the panel, the wiring and whether the system fits how you plan to live in the home. An electrician can follow up on anything flagged.
• Foundation. Watch for cracks, uneven floors or doors that stick. If the inspector raises a concern, a structural engineer can tell you what it means.
• Termites and wood rot. A wood destroying pest and organism inspection is done by a company licensed through the California Structural Pest Control Board. It covers the visible and accessible areas of the home.

Lead paint. If the home was built before 1978, federal rules require the seller to share what they know about lead-based paint and give you a 10-day window to test for it, unless you both agree in writing to a different period or you waive it. HUD's guidance notes that the buyer arranges and pays for that testing.

California requires sellers of most one to four unit homes to give buyers a Real Estate Transfer Disclosure Statement, often called the TDS. The rules are in California Civil Code Section 1102 and the sections that follow it.

The TDS asks the seller about the condition of the home, including the roof, the foundation, the electrical systems and the plumbing, sewers and septic. It also asks whether the seller knows of room additions, structural changes or repairs made without necessary permits, and whether there has been any settling or soil problems.

Two things to know about the TDS:

1. It's not a warranty. The form itself says it is not a substitute for any inspections you may want.
2. Timing matters. Under Civil Code Section 1102.3, if a required disclosure arrives after you've signed your offer, you have three days after delivery in person, or five days after delivery by mail, to cancel in writing.

Read every disclosure with your inspection reports side by side. Where they don't line up, that's where your questions go.

Check the permit history for the specific property you're buying. It helps you compare what was built or changed with what was permitted.

The City of Huntington Beach Building and Inspections page points to the HB ACA online portal, which offers record research for permits from 1996 to 2021. For records outside those years, or if you have questions, the city lists its Permit Center hours as Monday through Friday, 8:00 am to 3:00 pm, and its Building office line as (714) 536-5241. If an addition, garage conversion or remodel doesn't show up in the records, ask the seller about it in writing.

Your inspection period is your time to learn about the home. Its length is set in your purchase agreement.

1. Book the general inspection right away. It tells you which specialists you may need.
2. Schedule the specialists early. Sewer, roof, termite and engineer visits take time to arrange.
3. Get written estimates. Decide with real numbers, not guesses.
4. Decide your next step. Move forward, ask the seller for a repair or credit, or cancel within your contingency. I walk you through each option.

This is general information, not legal advice. If something in your disclosures or contract raises a legal question, talk with a real estate attorney.

If you're looking at older homes in Huntington Beach, I'd love to help you plan your inspections before you write an offer. Call or text me at 714.366.8575 | DRE: 01397168, or contact me. Jeanette Nelson is a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas.