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