How do I assess roof, HVAC, and plumbing before
buying?
“How do I assess roof, HVAC, and plumbing before buying?” — Read this quick audit first and avoid paying for other people’s mistakes.
Fast, Practical Answer Up Front
If you’re buying (or prepping to sell) a home in Milton, ON, do this: get a focused pre-offer walkthrough plus a full inspection. But before that, run a quick 7-minute audit yourself on roof, HVAC, and plumbing. You’ll spot deal-killers, predict repair costs, and sharpen negotiation power. Do it every time.
Why this matters in Milton
Milton’s market moves fast. Buyers here pay a premium for move-in-ready homes. Sellers who fix the obvious stuff get better offers and sell faster. Roof leaks, an old furnace, or hidden plumbing problems kill deals or reduce sale price by thousands. I help sellers in Milton zero in on the small fixes that deliver the biggest lift in sale price and buyer confidence.
The 7-Minute Roof, HVAC & Plumbing Audit (Step-by-step)
Use this quick checklist at the showing. Carry a flashlight, a cheap ladder (or use the driveway for a ground-level view), and your phone to take pictures.
Roof (2 minutes)
- Scan from the curb and driveway for missing, curling, or dark patches in shingles. Dark patches can mean granule loss and shortened life.
- Look at roofline; sagging = structural problem. Don’t buy on a sagging roof.
- Check gutters for shingle granules and signs of leakage. Heavy granule buildup means nearing end-of-life.
- Note flashing around chimneys, vents, and valleys for rust or gaps. Bad flashing leads to water intrusion.
- Ask seller for roof age and any repair invoices.
Red flags: multiple missing shingles, sagging, heavy granule loss, patched roof with no permits.
HVAC (2 minutes)
- Find the furnace/boiler and A/C units. Look for manufacturer plate showing model and serial number — that gives age.
- Age rules: furnace/boiler 15–20 years, central A/C 10–15 years. Older units typically mean replacement soon.
- Look for oil stains, rust, or active drips. Ask if the unit has service records and recent filter changes.
- Test the thermostat: turn the heat/cool on and listen for start/stop sounds. Rapid cycling or odd smells = problem.
- Check ductwork: visible gaps, heavy dust, or disconnected ducts reduce efficiency and comfort.
Red flags: no service records, visible leaks, furnace older than 15 years, AC older than 12 years, moldy smell.
Plumbing (3 minutes)
- Turn on hot water and multiple taps. Watch pressure and hot water recovery time.
- Look under sinks for active leaks, water stains, or corrosion.
- Check visible pipes: copper is fine; galvanized or polybutylene (usually grey plastic) is a red flag.
- Inspect water heater for age and leaks (check date on the tank). Typical water heater lasts 8–12 years.
- Find the main shut-off valve location. Sellers should know this.
- Flush toilets to see if they refill and stop cleanly.
Red flags: low water pressure, polybutylene piping, water stains, water heater older than 10 years, sewer smell.
What to do if you find a red flag
- Document it: take photos and note locations.
- Ask the seller for maintenance records and permits.
- Order a full home inspection — include a roof/attic inspection and a sewer scope.
- For roofs and HVAC, get contractor estimates. For plumbing, get a licensed plumber to quote.
- Use the quotes to negotiate price, request repairs, or ask for a seller credit.
If you’re selling: handle the obvious fixes before listing. Buyers discount unknowns. Get a pre-listing inspection and fix the top 3 issues — you’ll often recover the cost in higher offers and faster sales.
Costs & ROI — realistic Milton numbers (CAD estimates)
- Roof repair (patching): $300–$1,500. Partial re-roof: $3,000–$8,000. Full asphalt shingle replacement: $7,000–$14,000 depending on size.
- Furnace replacement: $3,500–$7,500. A high-efficiency unit costs more but sells.
- Central A/C replacement: $3,500–$7,000.
- Water heater replacement (tank): $800–$2,000. Tankless costs more upfront.
- Sewer scope: $300–$600. Plumbing repairs (minor): $200–$1,500.
Fixes that move the needle
- Repair leaks, plumbing seals, and water damage. Buyers hate water risk.
- Service the HVAC and produce invoices. Clean systems remove buyer friction.
- Patch small roof problems and clean gutters. If the roof is near end-of-life, replace — buyers will discount in offers.
Return on investment: small, visible repairs (plumbing leaks, HVAC service, patch roof) give the best ROI. Large replacements should be evaluated against expected sale price lift and time on market.
Local Milton Considerations
- Weather: cold winters and freeze-thaw cycles increase roof stress and ice-dam risk. Insulation and attic ventilation matter.
- Older Milton homes may have galvanized pipes or older cast-iron sewer lines — budget for a sewer scope.
- Buyers in Milton value energy efficiency. Document insulation levels, furnace efficiency (AFUE), and new windows — these sell.
- Permits: local municipal permits for major roof or HVAC replacements protect both buyer and seller. Ask for permit records.
How I help Milton sellers (direct value)
I run sellers through a fast pre-list audit and prioritize 3 fixes that return the most value. I have a vetted list of local roofers, HVAC techs, and plumbers who give clear quotes and quick timelines. That saves time, avoids surprises in offers, and positions your home to command top dollar.
If you want to sell without haggling over basic repairs, get a pre-listing inspection. It converts buyer uncertainty into certainty — and certainty sells homes faster.
Quick Decision Framework (for buyers and sellers)
- Safety/Structure first: water, mold, sagging roof — fix or walk.
- Cost vs. Market: if repair cost < 2% of purchase price and removes buyer fear, fix it.
- Disclosure and negotiation: use inspection quotes to ask for a price reduction or seller credit.
Step-by-step pre-list checklist for sellers in Milton (one page to keep)
- Order a pre-listing home inspection.
- Service furnace, AC, and water heater. Keep invoices.
- Patch roof leaks and clean gutters.
- Fix visible plumbing leaks and replace failing fixtures.
- Get a sewer scope if home is >25 years or shows drainage issues.
- Gather permits and warranties for all major systems.
- Disclose known issues and provide documentation to buyers.
Call to Action — Local, fast, no fluff
If you’re selling in Milton and want offers that don’t die on inspection day, I’ll run the pre-list audit and connect you to vetted pros. No surprises. Clear costs. Faster sale.
Contact: Tony Sousa — tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
FAQ — Quick, direct answers to common questions
Q: Should I get a roof inspection before making an offer?
A: Yes. If the quick audit raises flags, insist on a roof inspection or include a roof-condition contingency. A roofing contractor’s estimate gives negotiating power.
Q: How old is too old for a furnace or A/C?
A: Furnaces older than 15–20 years and A/C units older than 12–15 years are high risk for failure and are likely to be replaced in the near term.
Q: What’s a sewer scope and do I need one?
A: A sewer scope is a camera inspection of the sewer line from the house to the municipal connection. If the house is older than 20–25 years or you notice slow drains and backups, get one.
Q: Can I ask the seller to fix things?
A: Yes. Use inspection reports and contractor estimates to negotiate repairs, price reductions, or seller credits.
Q: What must sellers in Ontario disclose?
A: Sellers must not misrepresent facts and should disclose known material defects. Gather documents and be transparent. When in doubt, get an inspection and present findings to buyers.
Q: How much will a pre-listing inspection cost and is it worth it?
A: Expect $400–$800. Yes — it reduces buyer fear, speeds up offers, and often results in higher net sale proceeds.
Q: Can small repairs increase sale price?
A: Absolutely. Fix visible leaks, service HVAC, and clean gutters. These reduce buyer objections and often pay for themselves.
Q: Who pays for repairs discovered during inspection?
A: Negotiable. Buyers can request repairs or credits. If defects are serious, buyers may walk or renegotiate price.
Q: How do I verify HVAC and roof ages?
A: Look at the manufacturer’s plate for serial numbers and model. Contractors can decode ages and give life-expectancy estimates.
Q: What if I’m buying a fixer-upper in Milton?
A: Budget for structural, HVAC, and plumbing upgrades first. Those systems control livability and costs. Get a full inspection and contractor quotes before finalizing a purchase.
If you want a one-page pre-list audit checklist or a quick call about your Milton property, email tony@sousasells.ca or call 416-477-2620. I help sellers get cleaner offers and fewer headaches.
