Most of the homes that I sell in Oakland, Berkeley or Piedmont were built quite a long time ago.  A major component of any home is the electrical system.  Only a professional electrician can tell you the condition of an electrical system but here are a few things “red flags” to look for yourself. 

The standard back in the 1930’s was around 25 to 30 amps.  With all of the electronics in use today, new homes are being built with 125 to 200 amp services.  Find the main electrical panel and see what the MAIN breaker is rated for.  This is generally (but not always) the amperage of the service.  Also look to see if any of the breakers say SUB PANEL.  If there is a sub panel you should also check to see if it has been upgraded to circuit breakers from the twist fuse type.  Only an electrician or a licensed home inspector should remove an electrical panel cover but when they do, a lot can be learned about the age, quality and condition of the service panel.  If you need to upgrade or increase amperage, the cost can range from $2,000 up to $4,000 or more.  If you need to run new circuits throughout the home the price will go up from there. 

When buying a home in Oakland, Berkeley or Piedmont there are lots of red flags that you should look for before writing an offer.  Once you get your offer accepted by the home seller it is time to do your home inspections.  Inspecting a home from top to bottom will cost you in the neighborhood of $1,000-$1,500 dollars.  Spotting red flags before you are in contract will help prevent you from spending a lot of money on home inspections that will go to waste if you decide not to move forward and close on the property.

Brian Santilena has been representing home buyers and home sellers in the Oakland Hills, Berkeley Hills and Piedmont California marketplace since 1998.  He is a Realtor, CRS Certified Residential Specialist, liscened contractor and Sr. Sales Associate with Pacific Union Real Estate.  He is highly knowledgeable in the Oakland Hills premier neighborhoods such as Haddon Hill, Rockridge, Montclair, Glenview, Trestle Glen, Crocker Highlands, Oakmore, Laurel District and Redwood Heights.  Berkeley Hills neighborhoods such as Northbrea, Westbrea, North Berkeley Hills, Berkeley Flats, Thousand Oaks, South Berkeley, Gourmet Ghetto, Elmwood, Uplands, Claremont, LeConte.  City of Piedmont, City of Kensington, City of Albany.  Please feel free to CONTACT BRIAN if you have any real estate needs in Oakland, Berkeley or Piedmont CA.

Related posts:

1. If purchasing an Oakland, Berkeley or Piedmont home look at the furnace
2. Red Flags and things to look for when buying an Oakland, Piedmont or Berkeley home.
3. If purchasing a home in Oakland, Berkeley or Piedmont you should check the water heater.

Since 1997 I’ve sold over 200 Oakland, Berkeley or Piedmont homes.  At least half of them were in need of a new furnace.  Only a professional furnace technician can tell you the overall condition of a furnace. 

Most of the homes in Oakland Berkeley and Piedmont were built long before modern advancements in heating systems.  Today’s furnaces will last 15 to 25 years depending on the use and upkeep.  Today’s home buyers are not just looking for longevity, they are looking for efficiency.  When considering buying a property you should take a look at the furnace too.  Any home can have a furnace replaced but it can be a pricy repair/upgrade.  Take a look at the front of the furnace panel.  The last two numbers (on most furnaces) indicates the efficiency of the unit.  80% efficiency vs. 90% efficiency can add up to a real energy savings over time.  You should also take a look at the ducting.  Old ducting was wrapped in asbestos.  Not only are there a health considerations, but new ducting is much more efficient.  If the heater you are replacing has asbestos wrapped ducting, its removal will likely add around $2,000 to your job. 

When buying a home in Oakland, Berkeley or Piedmont there are lots of red flags that you should look for before writing an offer.  Once you get your offer accepted by the home seller it is time to do your home inspections.  Inspecting a home from top to bottom will cost you in the neighborhood of $1,000-$1,500 dollars.  Spotting red flags before you are in contract will help prevent you from spending a lot of money on home inspections that will go to waste if you decide not to move forward and buy the property.

Brian Santilena has been representing home buyers and home sellers in the Oakland Hills, Berkeley Hills and Piedmont California marketplace since 1998.  He is a Realtor, CRS Certified Residential Specialist, liscened contractor and Sr. Sales Associate with Pacific Union Real Estate.  He is highly knowledgeable in the Oakland Hills premier neighborhoods such as Haddon Hill, Rockridge, Montclair, Glenview, Trestle Glen, Crocker Highlands, Oakmore, Laurel District and Redwood Heights.  Berkeley Hills neighborhoods such as Northbrea, Westbrea, North Berkeley Hills, Berkeley Flats, Thousand Oaks, South Berkeley, Gourmet Ghetto, Elmwood, Uplands, Claremont, LeConte.  City of Piedmont, City of Kensington, City of Albany.  Please feel free to CONTACT BRIAN if you have any real estate needs in Oakland, Berkeley or Piedmont CA.

Related posts:

1. If purchasing a home in Oakland, Berkeley or Piedmont look at the elctrical panel
2. Red Flags and things to look for when buying an Oakland, Piedmont or Berkeley home.
3. If purchasing a home in Oakland, Berkeley or Piedmont you should check the water heater.

Related posts:

1. Pest Control Inspections
2. If a full price offer comes in, is a Seller obligated to accept it?
3. If purchasing a home in Oakland, Berkeley or Piedmont you should check the water heater.

Before an offer is accepted (the Marketing period) As-Is means that the Sellers believe they’ve priced their house with its deficiencies in mind. In other words, they know the house isn’t perfect and they’ve priced it accordingly.

After an offer is accepted (but before a Buyer has removed their inspection contingency) “As-Is” equals = “As-Disclosed.” If a Buyer makes an As-Is offer and the Seller accepts it, the Buyer can still get out of the deal without penalty under their inspection contingency protection. Let’s say a Buyer while doing their home inspections find out that the foundation is deteriorated to the point of needing replacement. This damage was not disclosed/provided to the Buyer prior to their offer being accepted. This new information may make the Buyer rethink their desire to purchase the property. If their inspection contingency is still in place the Buyer has three choices 1) request cancellation of the contract and a refund of their deposit. 2) Accept the defect and move forward with the deal anyway 3) or they can renegotiate with the Seller by requesting a credit or price reduction.

Once all Buyer contingencies have been removed As-Is means that the Buyer has satisfied themselves as to the total condition of the property and by their own accord they are choosing to close the deal.

Related posts:

1. Inspection Contingencies
2. Pest Control Inspections
3. Pitfalls of purchasing a REO forclosed home in Oakland and Berkeley Hills CA

The photo (above) details the components of your foundation from the floorboards down to the dirt beneath your home.

Many properties (such as the one in the photo) could benefit from some seismic upgrades/retrofitting. During an earthquake, seismic retrofitting helps the mudsill remain on the foundation (bolting,) the cripple wall studs from falling over (sheerwalls) and the floor joists from shaking off of the top plate (fasteners/clips.)

If you own a home that’s over 50 years old you would be well served by getting an earthquake resistance evaluation by a licensed engineer. I have several referral options for you if you’d like.

Related posts:

1. You cant stop water… So divert it!
2. Pest Control Inspections

According to Greg Nichols (owner of East Bay Termite 510-652-4712) “The average home compiles exponential damage over the years if basic maintenance is not performed.” In other words, if you purchase a home with a clear pest report, 2 years later you may have a few hundred dollars in damage. 4 years later it may be in the thousands. 7 years later it could be in the tens of thousands. Greg also says “The perfect formula for damage arises when wood comes in prolonged contact with water. Problematic areas are concrete porches and landings over wood, exterior decks, kitchen counters, shower/tub areas, toilets and soil build up adjacent to your foundation. Keeping the water away from the wood by simply chalking or painting can avoid some very costly problems.”

According to Greg, 95% of termite damage in the East Bay Area is caused by Subterranean Termites. These termites live in the ground and will die with prolonged exposure to open air. To get from their home in the ground to their food (in your home) they build small mud tubes to commute through. Think of them as an expressway to their food. If you see mud tubes running across your foundation, it may be time for some professional advice.

By far the most expensive problems are the ones that you don’t know about. Greg recommends that you should have a full inspection about every 4 years. Some issues if caught early can be resolved by a handyman and a trip to Home Depot. If left unchecked you’re asking for costly trouble.

Related posts:

1. You cant stop water… So divert it!
2. What Does “AS-IS” Really Mean?
3. The Components of a Raised Perimeter Foundation