The bones vs. the looks
A listing sells the looks. What costs you money after closing is the bones — the systems. Score them separately, and a staged flip stops looking like a safe bet while a plain house with newer mechanicals starts to.
Electrical red flags
- Knob-and-tube wiring — pre-1950 homes; can make a home uninsurable; rewire $8,000–15,000+.
- Federal Pacific & Zinsco panels — breakers that can fail to trip; replace ~$2,000–4,000.
- Aluminum branch wiring — 1965–73; overheats at connections; fix ~$300–1,500.
Plumbing red flags
- Poly-B plumbing — grey plastic pipe; a growing insurance issue; repipe $4,000–15,000.
- Galvanized supply pipe and lead service lines — old metal pipe that clogs or leaches.
- Water heater age — 8–12 years is the danger zone.
Roof, structure & exterior
- Roof near end-of-life and ice damming.
- Foundation cracks — which are harmless and which mean movement.
- Negative grading & drainage — the cheapest fix with the biggest payoff.
What to do with a red flag
A flag isn't a signal to walk away — it's a question and a number. Confirm it with the right pro, get a quote, and negotiate. That's the whole point of a smarter first look.