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Get a good inspection. It'll protect your investment, but also give you some negotiating power if there are issues. You could spend a few hundred on the inspector, but end up saving thousands at closing.

A few things to look out for, both good and bad.

That beautiful pot of petunias by the front patio was purchased from a nursery to improve curb value when the house went on the market. It tells you nothing about how good or bad the yard care has been.

Lazy sellers mow a weed-filled lawn right before an open house.

Beware of stumps, particularly fresh stumps. An old stump will be gray from weathering and its bark will be peeling or gone. A fresh stump will have vivid color and might even have visible sap clotting. Assume that any fresh stump has live roots beneath the surface that will start sprouting one month after escrow closes. If you recognize this early you can make it a negotiating point. Otherwise you will be stuck with the choice of trimming suckers for years until the roots finally die or else shelling out for a stump removal.


Check the driveway for cracks. If a tree was planted too close to pavement then its roots will split the pavement as it matures. This damage is progressive and irreversible. The only way to stop its progress is to cut down the tree. Then of course you have a stump; see stump issues above. Improperly landscaped trees can also cause foundation problems if they're too close to the house; this latter problem may be one of the few yard issues a building inspector inspects for--depends on your jurisdiction--yet it's a major problem if it becomes an issue so you might as well be aware that it could crop up, then do further research if needed.

If the yard has mulch, then how fresh and complete is the mulch cover? (Mulch replacement gets expensive fast and gravel mulch gets both heavy and expensive--I've spread down about 1500 lbs of gravel in the yard since we bought this house).

Skilled gardeners use a technique called companion planting. The idea behind companion planting is that certain plants in combination lessen pest problems. It's too big a topic to explain in detail here so to cover a couple of basics, geraniums are often used as companions for rose bushes and marigolds are often used as companions for vegetable gardens. One shortcut is to ask the seller what companion plantings they use: an attentive gardener will get excited and offer a detailed answer; an indifferent gardener will stare blankly and not understand the question.

If you're taking out a loan, try to make extra payments (no need to wait till the 1st of the month either, get credit as soon as you can). Make sure you have $ immediately for potential repairs. Also have extra money at closing "just in case". The prices you're giving can fluctuate a little; hopefully in your favor, but you never know.