What to look for in a home

Nothing lasts forever. Roofs, windows and furnaces cost a lot to replace when they wear out. Arm yourself with your common sense calculator and some important questions when you look at a house.

Roofs last for 15 to 20 years and can cost $2,000 or more to reshingle. If the house is 13 to 15 years old and the roof has not been reshingled recently, budget for a roof job in the near future. Check the shingles. Shingles nearing the end of their useful life begin to curl at the edges.

Furnaces typically last about 20 years and cost from $2,000 to $3,500 to replace, depending on your choice of new furnace. Older furnaces can still function acceptably, but you should assume that they are on "borrowed time". You can sometimes find the age of the furnace on the installer's tag on gas mains or on the fan unit, usually near the air filter.

They don't make windows the way they used to and thank goodness. Just stand near an older window in January. Thermopanes provide the best insulation value, and vinyl frames are easy to maintain. Check wooden windows for moisture, mildew or signs of wood rot. Look for condensation inside thermopanes, indicating that the seal has been broken. Check the mechanisms of casement or awning windows to see that they work satisfactorily. Periodic lubrication can keep a window mechanism working smoothly for a long time. All-glass Pierson sliders can be converted into basic vinyl sliders at a relatively modest cost. However, if all the windows need to be entirely replaced, the cost can be several thousand dollars.

But above all, ask to see a Seller Property Information Statement, in which the present owners disclose any problems that they have experienced with the house. We also recommend that all purchase offers be conditional on a home inspection by a qualified professional home inspector. A few simple and inexpensive safeguards like these can help save you thousands of dollars down the line.

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