Homeowners' Guide

Home Buyer's Checklist

There are many things to consider when buying a new home in Green Country (and many other areas as well). Here is a short list of items to consider. There are remedies to almost any issue, and professionals such as home inspectors and real estate agents can guide you through the process, but it is helpful to have an understanding of what conditions may affect your future home. 

Location:

• Know how much your property taxes will be in the given area

• HOA's are common in many suburbs

  • Knowing their fees and bylaws before moving into their community may reduce future friction

• Understand the local floodplain

  • FEMA's flood maps- https://msc.fema.gov/portal/home 

  • Even low-moderate flood zones need flood insurance plans

  • Green Country gets seasonal heavy rains every spring

    • Be mindful if purchasing during any other season

• Zoning: do the current zoning laws align with what you need?

• See Urban v Rural for more detailed information

Insurance:

• Flood insurance (see above)

• Get several quotes

• Make sure your policy covers tornadoes

• Balance your deductible

  • 80% of insurance claims in Oklahoma are related to roofs

  • Most damage is caused by wind and hail

  • Metal roofs tend to weather storms better than asphalt shingles and often reduce insurance rates

Weather:

• Tornado plan- I have lived all around Green Country my entire life and have only seen 1 tornado. However, I have seen the damage caused by many. It is always better to be prepared.

  • Is there a cellar or safe room?

  • Is there an interior room with no windows?

  • Is there a local shelter nearby?

  • How susceptible is my home to wind/tornado damage? (See siding and roofing options)

• Heavy rains- where will the water go?

  • Are the roof, siding, guttering, slope, etc. doing their jobs?

• Winter freezing

  • Are pipes in the attic/crawlspace/exterior walls insulated?

  • Copper v PEX- copper is more likely to break, but PEX's durability should not be relied upon

  • Exterior hose bibs should be frost-free- see outdoor faucets

HVAC:

• How old is the current system? Older systems tend to need maintenance every season.

• If it is a heat pump, is there a backup electric heating system? 

• I recommend testing air conditioners the first day that the temperature hits 75 degrees. Older systems should be checked by an HVAC technician. Waiting until the A/C cannot keep up with the summer heat will lead to higher costs as HVAC companies tend to be booked.

Roof:

• Every roof in Green Country takes a beating each spring

• Roof age and condition directly affect insurance coverage

• Hail and wind damage significantly impact the longevity of the roof

• Asphalt shingle, corrugated metal, and standing seam metal are the most common options

  • Metal roofs are more durable, but their upfront cost is higher

• Proper installation is #1 factor for roof longevity and function

• See roof inspections for more detailed information

Rainwater:

• Gutters, downspouts, and extensions should guide water away from the home

  • Gutters should be secured and properly slope towards downspouts

  • Downspouts should discharge on the ground or into a lower level of guttering, never onto a roof

  • Downspout extensions guide water further from the home's foundation and are highly recommended

• Downspouts can also direct water into a storm drain system, which is ideal for homes with little slope

• Slope is the degree of incline of the ground around the home

  • Positive slope is a must!!! This means the ground should slope away from the home

  • Any other slope is an issue! Storm drains and French drains are remedial options to alleviate flat/negative slope

  • Positive slope or a remedial drainage system should be observed on all sides of the home. 

    • Homes built on a hill may have great drainage on the downhill side, while the uphill side is consistently soaked

• See rainwater for more detailed information

Foundations:

• Slab and crawlspace foundations are common

• Green Country has expansive soils- clay- which must be managed.

• Slab foundations are the current standard in Green Country

  • Pros of slab foundations

    • Generally cheaper

    • Seamless transition in roof line between garage/home

    • Less likely to have foundation issues

    • Premium options such as post-tension slabs are the cutting edge of construction for homes built on expansive soil

  • Cons of slab foundations

    • Difficult to repair/move mechanicals such as plumbing drains, which increases costs significantly

    • Foundation issues are more difficult and expensive to repair

    • Post-tension slabs only have a 15-20 year life expectancy, compared to a 50-100 year life expectancy for rebar concrete. Additionally, post-tension slabs can be extremely dangerous if improperly worked on.

• Crawlspaces were the go-to method for homes built past the midcentury mark in Oklahoma

  • Pros of crawlspaces

    • Easier to access for basic repairs and remodels

    • Elevation can help with higher water tables

    • Properly installed peers that extend below the frost line can prevent most foundation issues

    • Many contractors are experienced in repairing foundation issues with crawlspaces

  • Cons of crawlspaces

    • More expensive

    • Often had improper/DIY repairs/installation

    • More likely to have foundation issues- sinking, wood rot, mold, etc.

• Basements

  • High frost lines make deep foundations such as basements unnecessary

  • High water tables make basements impractical, and many homes with basements struggle with drainage issues

Construction

• Homes built in Green Country are wood-framed

  • There are exceptions, but there are very few concrete block or brick homes here.

  • Brick veneer is common

• Variety of designs

  • Green Country is home to some of the oldest-standing homes in the state

  • Turn-of-the-century homes range from two-bedroom bungalows to large two-story mini-mansions

• Wood is susceptible to rot and termites, both of which thrive in moist conditions- managing water is a must!!

Siding

• See siding for detailed information

• Brick veneer, vinyl, wood composite, metal, and fiber cement are the most common siding options in Green Country

• Brick veneer is a single layer of brick that is tied to the home. It is not structural

  • Pros: Most durable, low maintenance, and highly resistant to pests

  • Cons: Expensive to install/repair, susceptible to drainage and foundation issues, heavy, and often installed below grade which creates an entry for pests between the veneer and the home.

• Fiber cement, such as James Hardie board, is a popular, durable option

  • Pros: Durable, highly resistant to fire, bugs, and rot, paintable, can mimic woodgrain, and comes in options such as board and batten or lap siding

  • Cons: More expensive than wood composite, heavy and brittle until installed, requires regular maintenance, and less resistant to hail than wood composite or brick veneer

• Metal siding is common on barndominiums and farmhouses and provides a high level of durability.

  • Pros: low maintenance, extremely durable, resistant to pests and rot, and comes in a variety of colors

  • Cons: high installation and repair costs, difficult to paint, and susceptible to drainage issues if not properly installed

• Wood composite, such as LP Smart Side, combines wood and glue to create an affordable, long-lasting product

  • Pros: Durable, resistant to rot if properly maintained, treated for termites, easy to install, variety of options including board and batten, lap, shake, etc., higher impact resistance than fiber cement or vinyl.

  • Cons: Relies heavily on sealant and paint to avoid rot, can swell if moisture is not managed, and must be properly installed to allow for expansion

• Vinyl siding is a popular option that is easily repaired and provides solid protection against most storms.

  • Pros: Low cost to install/repair, no need for regular painting/caulking, variety of options and colors, and resists rot, mildew, and wood-destroying organisms

  • Cons: Susceptible to hail/wind damage, can be warped by intense sunlight or improper installation, and a cheaper curb appearance