Open House Hacks: Take a Screwdriver, Flashlight, Lighter and Save

I attend as many of my clients’ inspections as possible. One reason is that I genuinely care about their investment. The other reason is to look for “negotiation points”—items that affect material value and may not have been disclosed by a seller. Each inspection turns up something new—sometimes exciting and sometimes horrifying.

I was at a home inspection with a client for a property she was in contract to purchase. We were standing at the entrance to the crawlspace, waiting for the inspector’s verdict. It went something like this:

“How does it look under there? Does the foundation look OK?” I called.

A disembodied voice, the inspector’s, replied, “Well, how does this look?” as he rolled a fist-sized chunk of foundation toward us. It was about as firm as day-old sushi rice—certainly not what you want in a foundation.

While the client got her deposit back (because we were within the contingency period), she was still out the inspection fees and lost time in her home search. There must be (there is) a better way to avoid such surprises.

Pro Tip:

Caveat: Agents hate it when people do this (including me), but there are a few key things to check out when you’re at an open house to ensure you don’t waste your time and inspection fees on a property that could turn into a financial nightmare. Just remember this mnemonic: HIFERP—Heating, Insulation, Foundation, Electrical, Roof, and Plumbing. Yes, I have made that up.

Heating and Insulation: The Unsung Heroes of Comfort

Heating systems don’t always get the attention they deserve, but they can be a major expense if outdated. Is there a floor furnace? Or perhaps a steampunk-inspired monster in the basement that looks like it belongs in a 1930s sci-fi film? Either way, that’s going to be another sizeable expense to replace.

Do certain parts of the house feel a little drafty, or maybe a cold spot, before you call Ghostbusters pull out that lighter and see if the flame flickers around doors, windows, or cold spots; you’ll probably just need to call PG&E at some point after you close.

Foundation: The Backbone of Your Home

Foundations are the literal foundation of any house, and they’re not something you should overlook. Carry two tools with you when you go to an open house: a small screwdriver and a flashlight. Use the screwdriver to tap around different parts of the foundation. Look for loose, flaky, or squishy concrete—this is a major red flag. If the foundation can’t support bolts, it won’t hold up in an earthquake.

Use the flashlight to look into crawlspaces. Check for bolts, shear panels, and other seismic upgrades—these can be expensive to install later. Also, look to see if there’s a stretch of brick foundation that wasn’t visible from outside the property. Moisture in subareas can indicate poor drainage, another costly issue.

Electrical: The Silent Hazard

Electricity is one of modern life’s greatest conveniences, but it can also be a serious fire hazard if the system is outdated or faulty. It’s no fun when your electrical system is constantly shorting out because you’re trying to dry your hair, microwave coffee, and charge your EV at the same time. First-world problems, undeniably, but germane to the topic.

Here’s a quick check I always do:

• Find the electrical panel on the exterior of the house. Does it look like it was installed after 1985? Awesome! That means at least one of the previous owners upgraded from an outdated fuse box to a modern circuit breaker system.

• Check for interior subpanels as well—usually hiding in a closet—they’re usually a good sign that the electrical system isn’t completely outdated.

Roof: Your Home’s Ballcap

Roofs—let’s call them what they are, your home’s ballcap—protect your home from the rain and the sun. They aren’t an end-of-the-world expense to replace, but a neglected roof can lead to leaks, mold, and structural damage. Let’s look at it.

Step back from the house—farther, almost there… got it! See how the roofline looks like it’s waving in the wind? That likely means there are multiple layers of roofing underneath. Ironically, three roofs are not better than one—they add unnecessary weight and can hide serious issues. Also, check that the downspouts are pointed away from the house and foundation.

Plumbing: The Veins of Your Home

Plumbing is the civilized way to bring water into your house—but it can also be a hidden nightmare if not properly maintained. Ask a friend to help by turning on two or more faucets at the same time to see how it affects water pressure. Remember the dreaded “toilet flush while showering” trick? Modern plumbing shouldn’t have that issue.

Look at the pipes, too. Galvanized pipes are a red flag—so are plastic pipes-they’re old, likely dating back to the mid-20th century, and prone to rust and corrosion. If the house has them, budget for a replacement sooner rather than later. Plastic pipes may or may not be up to current building code and some are prone to bursting when the weather gets cold.

Final Thoughts

None of these issues are necessarily deal-breakers on their own—they just cost money to fix. The key is to know what you’re getting into before you buy, so you don’t end up in over your head.

America Foy is a real estate and development executive with 20+ years of experience bridging public and private sector initiatives. As Chief Real Estate & Development Officer at Where Ever Cogent., he specializes in asset optimization, strategic philanthropy, public-private partnerships, and complex transaction management. As former Real Property Agent for the City of Tracy, America designed municipal asset management systems, created risk mitigation solutions for dedicated land and authored policy frameworks for regulatory compliance. His expertise spans portfolio strategy, risk mitigation, and stakeholder alignment, making him a trusted advisor for governments, investors, and developers. A CA Real Estate Broker, General Contractor, and Mortgage Broker, he delivers compliant, and innovative solutions for any-scale real estate challenges.

Consulting Inquiries: america@whereever.net

Sources Cited

• NACHI SOP (Foundation and inspection guidelines) — https://www.nachi.org/sop.htm

• NFPA Electrical Safety Tip Sheet — https://www.nfpa.org/downloadable-resources/safety-tip-sheets/electrical-safety-tip-sheet

• NRCA (National Roofing Contractors Association) — https://www.nrca.net/

• EPA Basic Information about Lead in Drinking Water — https://www.epa.gov/ground-water-and-drinking-water/basic-information-about-lead-drinking-water

• DOE Heating System Efficiency Standards — https://www.energy.gov/energysaver/home-heating-systems