The short answer
When buying a house, look beyond cosmetics at four things: the building’s structure and systems (roof, foundation, water, electrical, HVAC), the public records (owner of record, liens, permits and taxes), insurance and flood exposure (flood zone, claims history, quotes), and the true cost after closing (reassessed taxes, HOA fees and repairs). Inspectors answer the first; records, the seller and insurers answer the rest.
Key takeaways
- The median owner-occupied US home is 42 years old, so aging roofs, plumbing and electrical are the norm, not the exception.
- A home inspection is visual and does not determine code compliance; permits and records fill that gap.
- Match every visible renovation to a permit, and every “no” on the disclosure to the records.
- Check your own future tax bill; in California and Florida it can reset at sale.
Median age of owner-occupied US homes
1. The building: physical red flags
| Look for | Why it matters | Who can confirm |
|---|---|---|
| Water stains, musty smells, fresh paint on one ceiling patch | Past or active leaks; possible insurance claims | Inspector; seller’s CLUE report |
| Cracks wider than a hairline, sticking doors, sloping floors | Possible foundation movement | Inspector; structural engineer |
| Roof age and patched areas | Replacement cost; insurability in some markets | Inspector; roofer; insurer |
| Old electrical panels, ungrounded outlets, DIY wiring | Safety and insurance acceptance | Inspector; electrician |
| Water heater and HVAC age | Near-term replacement costs | Inspector; data plates |
| Sewer line, septic or well | Expensive failures not visible in a walk-through | Sewer scope; septic and well tests |
| Pre-1978 construction | Lead-based paint disclosure and testing rights | Seller disclosure; lead inspector |
2. The records: what the listing doesn’t show
Owner of record matches the seller
Compare the assessor record and latest deed with the seller named in the contract; trusts, estates and LLCs need authority checked.
Keep: Deed and parcel ID.
Liens, judgments and releases
Look for recorded mortgages, liens and their releases. A blank online search is not proof; your title company confirms.
Keep: Lien search results and questions for title.
Permits for visible work
Additions, garage conversions, decks and new kitchens should match permits with a final inspection. Open or expired permits can delay closing.
Keep: Permit numbers and status.
Tax status and future bill
Check delinquencies and exemptions that end at sale; estimate your own reassessed bill.
Keep: Current bill and your estimate.
3. Insurance and flood
- Look up the FEMA flood zone and ask whether flood insurance is required.
- Ask the seller for the CLUE report to see seven years of claims.
- Get homeowners (and flood) quotes before the contingency ends.
4. Costs after closing
- Property taxes that reset at sale (California, Florida).
- HOA dues, reserves and special assessments.
- Deferred maintenance flagged in the inspection.
- Insurance premiums in high-risk areas.
Questions people ask
What are the biggest red flags when buying a house?
Signs of water intrusion, foundation movement, an old roof, outdated electrical, unpermitted additions, recorded liens, a flood-zone location without insurance history, and disclosure answers that contradict the records.
What should I check before making an offer?
The flood zone, the owner of record, visible renovations against permit records, the tax history and any HOA obligations. These take minutes to hours and can change your price.
Does a home inspection check permits?
Usually not. Inspectors evaluate visible condition and are not required to determine code compliance; permits come from the building department.
Should I buy a house with unpermitted work?
It depends on the work, the cost to permit or remove it and how your lender and insurer respond. Get the building department’s view and a contractor estimate before deciding.
Want the records side done for you?
Send the address. A pre-offer property check matches the parcel and assembles the owner of record, liens, permits and flood zone, with each gap written up as a question for your inspector, agent or title company.
- Parcel & owner of record matched
- Liens, permits & flood zone in one place
- Gaps turned into questions for your team
Sources & method
We start with the agency or statute that governs each rule and link to it directly. Figures carry their source and date. Rules and forms change; confirm the current version with the responsible office or a qualified professional.
- NAHB: how old is today’s housing stock (March 2026)
- NAR 2025 Profile of Home Buyers and Sellers
- ASHI Standard of Practice
- EPA: lead-based paint disclosure
- California BOE: Proposition 13
- Florida DOR: Save Our Homes
- CFPB: closing on your home
Reviewed September 25, 2026 by the PropertyDataCheck editorial team. Corrections: info@propertydatacheck.com. How we research and update guides.