I just got approved for a mortgage. Now I have to find a house to buy. Of
course I cant afford the kind of house I *really* want but I think I can find
something I can afford that isnt falling down or in the ghetto. 

So? I am wondering. Does anyone have any advice for me? Those of you who have
bought houses, what can you tell me? I mean I know the obvious things...find
a house inspector, pay attention to the prices of other houses on the market,
etc. But I am sure there are TONS of things I am not thinking about so please
please everyone share your experience buying a house and help me out. Thanks!

87 responses total.

don't buy the very best house in the neighborhood, if the rest of the
neighborhood looks like crap and is likely to stay that way.

pay attention to traffic patterns.  will the street be a freeway at certain
times of the day?

visit the neighborhood at different times of the day and night. and on
weekdays as well as weekends.

check back issues of the newspaper for crime report maps to see if your
neighborhood is a "quiet" one.

don't be afraid to ask potential neighbors about their neighborhood.

check to see if your potential neighborhood has an active neighborhood watch.

find out how far the house is from fire hydrants and fire stations.

check with city hall to see what building permits were pulled for the house.

Good advice. I am planning to look at a house in Depot town. It is on River
St which can get kind of busy and it is near the train tracks. I think I can
live with that though. I like the idea of talking to the neighbors. Maybe I
will walk over there again with the dogs this weekend. 

todd used to live on river, you could ask him

I thought tod lived in a van BY the river.

see what  happens when you think?

there's a blue house with a deck in back for sale by owner

what was the other place down there?

I live right by River Lynne.  Are you looking somewhere between cross 
and Forest?  

All of the things Greg says are good ideas -- but around here, you sometimes
have to put money down on a house the first day it goes on the market, or you
won't get it.  Additional advice:  realtors don't work for you, they work for
the seller.  So do any assessors they recommend to you.  Consider getting a
buyers' agent, and *definitely* find your own house inspector (I can give you
the name and phone of a really good one; email me).

Well, figure location is more important than the house.  Houses can be
upgraded later a lot cheaper than buying a new house in a better neighborhood.

Oops, posted before I was finished: Or the other side of Cross?

 Okay, this is how you get a house.

 Find a house you like a lot. Don't worry if it is already occupied.

 Start moving your stuff in, secretly.

 Haunt the house, leave gross things all over, infest it with bugs.

 Soon it will be all yours.

I saw this in a movie. It really works. *nod*

that amityville house?

lynne - definately make sure you're working with a buyers agent.  Dont' just
talk to the listeing agent.  Their only job is to represent the seller.  They
are not working in your best interests.  

Pacific heights.

however, sellers agents cannot lie about facts in answer to such questions
as: does this house ever get water in the basement (a question you should
always ask)

But they only have to give you information they actually *know*, even if
they're obeying the law.  They aren't required to find out information they
don't already know, they just can't lie to you about what they do know.

If you don't know anything about construction, have someone you trust look
over the place for you.  Personally, I don't care much for realtors and that
ilk.  Have a lawyer look over the paperwork before you sign anything.

re: #17  if i ask that question of an agent and i get an "i don't know" in
repsonse, we're done, right then and there.  

I'd second the advice about getting a buyer's agent, but make
sure you get a good one.  Give them a test run before you sign
them up.

Also get a lawyer, and get one now, at the beginning of the process.

        Keep in mind how much you will need to spend on appliances at 
move in time.  This can include refrigerator, stove, microwave, washer
and dryer.  Having all those included with the house I got helped me
have extra cash at moving time.  It's amazing how much you can spend 
on little things, like shelving for storage, or an extra lamp or two.
        Be ready to change the locks immediately.  It doesn't matter
how much they say 'here are all the keys', you will feel better with
new ones.
        Stop at the post office soon for a change of address kit.

Is this house by the new parking lot, Lynne?

BY THE GRAVEYARD?!

Thanks everyone. You are all giving me good advice! yay. 

This particular house is on River between Cross and Forest. It is closer to
Forest than it is to Cross st.  I still havent been able to get in touch with
the realtor. Sheesh. 

i took a peek at it last night...looks ok.

"not been able to get in touch" is a sure sign of a crummy agent.  But any
agent from any company will be able to get you in.  (but unless/until you
sign up with them, they are still the "seller's agent")

Most agents won't even show you property until you sign a buyers agent
agreement, unless you're talking to the seller's agent.

Any good real estate agent should be willing to execute a "buyer's agent"
contract.

BTW, the other thing to remember is that the seller's agent (which both 
real estate agents are, by default) is obligated to pass on anything you tell
them.  If you say, "I can pay up to $xxxx", they *have* to tell the seller
that limit, even if it is over the asking price.

One question to ask is "Were there any events of a
spiritual, religious, or criminal nature that have
occured in this house or on its property?"  Its an
odd question, but you don't want to find out that
there was a notorious axe murder that occured there
30 years ago.  It might not freak you out, but it
might freak out potential buyers in the future.
"Are there any inplied easements or unusual deed
restrictions?" is another, don't wait until after
you offer to find out that your next door neighbor's
front driveway is actually on your property and you
'share' it because the original was sold to an apartment
next door (I rented at such a place once) or that 
you aren't supposed to sell to blacks (even though
illegal it might brand you a racist if you ever
are in an adversarial situation with lawyers).

Second the above, get a good 'home inspector' preferably 
not one recomended by the seller's realtor or even your
own unless you really trust him or her.  Unlike illinois
which recently changed its rules I believe in michigan 
'your' real estate agent is still an 'agent of the seller'
with a lot of attendant legal baggage none in your favor.
(If the seller colludes with agent to commit fraud, 'your'
'agent' has an obligation to the seller to go along with it.)
(Perhaps a more practical than legal description....)

Go back on your own and ask neighbors about the property
and current owner, they rarely have incentive not tell you
even the most outragious lies (which can then be used to
your advantage).  Visit the property 'off hours', at other
than times scheduled by 'your' realtor.  I personally know
one current owner who wished he'd been aware that under some
wind conditions his current house is under an approach of
an active commercial airport.  And I know another who 
wished she'd visited the property during normal weekday
business hours to find out before hand that there was a
'rock quarrey' that 'blasted' frequently (there is even 
a sign to that effect at the local movie theatre to that
effect).

In addition to looking at the local papers from crime stats
(these days web pages as well).  Track down the local 'cop
shop' and ask them about the neighborhood.  Being the first
one to buy from a seller in a neighborhood that is 'turning'
is not a good place to be unless you are very 'politically
correct' in what case it is probably poetic justice.

Be careful about 'buying too much' of a house.  By that
I mean much different than buying a 300K house where all
the rest in the 'hood are 50K.  I mean, do not put more 
down on the house than that what is necessary to avoid
'mortgague insurance' and avoid that like the plague.
If you have money beyond what is necessary, invest it in
tax free munis or IRA's as the higher interest you pay is
tax deductable (currently) and makes the 'real cost of
money' much lower than you might think.  Katie Geddes is
an expert on finances, ask her.

Get a lawyer as mentioned above, and again not one that
your or the seller's realtor says is pretty.  If Jim Reach
is still practicing in A2 area he's a good one (honest,
believe it or not, and a 'shark' at the same time).  In
addition to me own high regard, orange gopher's main squeeze
(the original 'whats-her-name' who told us about him) hated
to have him on the opposing side, said he was really irritating,
a high reccomendation in my book indeed..

Most of all, visit often.  Those 'minor little irritants'
that they all have may turn out to be major long after
'buyers remorse' kicks in.  Take friends whom you trust
along and ask them what they think.  In addition to
what the property does have that you want, consider what
it doesn't.  I once almost bought a property that didn't
have a basement (it was in a 'flood control zone' in A2
what ment there was a problem with flooding to me) and
'my' realtor held it up as a 'selling point'.  I needed
the cool of a basement to offset the summer heat for
my computers (more necessary then since it was before 
the age of 'home computing') and I almost ignored that
on account it was a great deal.  (also question why if
something is such a great deal the seller is willing to
let you in on it.)

Do not move too hastily.  Work with a realtor that is
willing to work on your time schedule.  I once had a realtor
tell me that maybe I ought to look for another as I
didn't seem to bite on the deals she was offering suggesting
that maybe there was a personality conflict.  (I thought
to meself what is she trying to push me into, but then
she took me to a place that she wanted to see, not sell
to me, and I ended up buying it.) (She may have been
very clever, but was very good, so much so she sold it
for us years later after having her daughter rent it for
awhile (long story)).  Do not be afraid to switch realtors
as they work for the sellers not you anyway (in michigan).


Finally, put it in writing, what is it about this house
and no others that you are making the offer on that is
so attractive?  Put it in writing, put it away for a week
without looking at it, and then ask yourself would you
like to publically defend your choice?  (indeed, the
item author might like to post more details and let
grex give input? just a suggestion.)  Why do you want
to buy this house as opposed to all the others on the
market.

Thanks bdh. Wonderful and thoughtful advice :)

I already have a lawyer I can trust. I might be asking Joe Saul for the name
of that home inspector he mentioned. 

What I like about this particular house (and I havent even seen it yet so I
am no where near making an offer) is it's location. It is very close to Depot
town which means I can go to the bar and not have to worry about driving home.
It is also very close to the park where I already walk my dogs everyday. I
love this part and living near it is a big plus. I also like this house
because I can afford it. Oh sure, there are better houses around but almost
all of them are out of my price range. 

What are its problems?  If you don't see any find some
good friends to look it over.  Why is the owner selling?
(In my case the owners live in England and the cops were
being called a couple times a week for the parties the renting
lawyer frat was holding.  You should be so lucky...)

Well, I havent actually looked at it nor have I spoken to the realtor about
it yet. But, it is kind of shabby. It definately needs work. The question is:
How much work? I will have to find out and I will have to make a decision
about if I am willing to do what needs to be done to make the house livable.

If it's kitchen or bathroom work, expect to pay at least $100 a square
foot for repair.  At all costs, avoid a home that requires
substantial repairs to the plumbing.
You may wish to call the city or even a veteran's organization
and ask for a good home inspector. They usually charge $200
and are VERY worth their experience and knowledge to help
you from getting screwed.

Michigan law now allows (forces) real estate agents to 
declare whether they are working as a seller's agent, a
buyer's agent, or a dual agent.  This is one of the first
things an agent should mention and you sign a contract with
the agent stipulating the role he or she will be playing.
The buyer or seller gets to choose which role the agent plays.

Make sure the agent feel like a good fit.  This will come
in very handy when things start getting tense and serious.

Make sure the house feels right, warts and all.  This should
be obvious right through the blemishes and bad decorating.
You'll not be anxious to leave.  You'll find yourself wanting
to know everything about it right down to a little about everyone
who ever lived there. 

Buying a house is a little like getting married.  First there
is infatuation.  Know that is all too transient.  Then there will
be both anticipated and unanticipated problems.  It's risky stuff
but if you can roll with the changes and challenges it's a great
ride.  

Happy house hunting.

P.S.  We are in the process of selling, buying, and moving.
I feel your pain. ;-)

what kind of heat is there for the winter? natural gas? fuel oil?

what if it was converted to gas after it had been an oil furnace?
what i am trying to ask, what if the fuel tank is still buried
in the yard? has the tank itself broken down with a slow leak?
would you be responsible for the removal of the tank and contaminated soil?

        How old is it? COnsider what the construction codes and practices were
when it was built, it's a pretty good indication of dependability and future
problems. And for god's sake, evaluate the roof. Does it need new shingles?
(Look for curling of the shingles, and moss on the roof.) while you're at it,
check the ceilings in each and every room for signs of water damage. THere
are some paints that will cover the water stains, chekc closely for
indications of their use. (Usually the ceiling color will vary a shade or two,
check it in very good lighting.

        Another thing to check is the sill, which is the major board betweeen
the house and the foundation. look for dry rot and water damage. it's fairly
wise to take along a penknife to check for sound wood. Do that to the window
frames and sills as well.

        AND by all means, take along a legal pad and inpen, and write down ALL
the potential problems, and price out, or at least ballpark, the cost of
fixing up those problems. You DON'T want to tackle all those costs by
yourself, and affording reapairs AFTER you've budgeted to the bone for the
downpayment, closing costs, monthly payments, and taxes, is extremely
depressing and stress you don't need.

        In spite of that, I wish you all the luck in the world.

Man, there sure are a lot of things I havent thought of. This house was built
in 1901, it has gas heat but probably did used to have oil heat considering
it's age. This house is cheap enough that I can buy it and still have $10,000
or so in cash left that I can use on repairs. However, I know that $10,000
might not be enough if it is in really bad shape. Oh well, hopefully next week
I will have better luck getting in touch with the realtor about actually
seeing the house. 

Also, there is another house on Summit st where the asking price is 109,000
but I dont think it is worth that. I am planning on seeing that house as well
if it is still on the market after september (and if I am still looking then).
I'll offer something like 90,000 <shrug> which is actually more in line with
what it is worth compared to other houses in the neighborhood.

lynne, is you are talking about the house that's accross the street from
brad and I, brad says not to pay any more than 9ok for it.

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