Redwood City is a highly desirable community, but its housing stock presents unique challenges. Many homes in the area were built between the 1940s and 1970s, leading to non-obvious and often expensive repair costs.
Whether you're looking to buy an older home or prepare your property for sale, understanding the potential issues is critical to saving thousands of dollars and avoiding unnecessary uncertainty.
Here are the three most common and costly issues found in Redwood City homes:
- Foundation Settling: Cracks in the foundation and structure.
- Asbestos and Lead: Hidden hazardous materials requiring specialized abatement.
- Older Systems: Concerns over old roofs and wiring, which often impact insurance.
1. Navigating Asbestos and Lead Remediation
In Northern California, sellers often provide upfront inspections, reports from a neutral third-party inspector, which are incredibly valuable for buyers. Buyers should "get under the hood" of these disclosures to see what expensive issues might be present.
What to look for in the disclosures:
- Asbestos: Inspectors may note a white substance covering items like insulation, furnace ductwork, or areas behind walls. It is only considered an issue if it is disturbed (called "friable particles"). Disturbing asbestos can release particles into the air, posing a significant health hazard.
- Remediation Cost: If asbestos is present, remediation will add both cost and time to any renovations, such as installing air conditioning or replacing ductwork, as licensed professionals are required to abate it properly.
2. The Big Elephant: Insurance and Fire Hazards
Insurance has become a significant problem in California real estate.
For Buyers: You must contact insurance providers before you make an offer to verify coverage and cost, regardless of the property's location (downtown, in the hills, or near the bay).
Two major property characteristics will concern insurance providers:
- Wood-Shake Roofs: While they may look great and last a long time, insurance vendors view them as a big fire hazard and often will not provide insurance on a property with this type of roof. If you're considering a property with a wood-shake roof and you are getting a loan, the vendor may require you to have an approved quote for replacement before issuing a policy. No insurance means no loan.
- Knob-and-Tube Wiring: If the home inspection report calls out existing knob-and-tube wiring (even if no longer in use), it may make it impossible to get new insurance.
Critical Warning: If you are making an offer with no contingencies, you must ensure you can get insurance before committing, as older wiring (knob-and-tube) or electric panels may disqualify you, regardless of what an electrician says.
3. Foundation Settling and Expansive Soil
Foundations are the most important part of any structure. Redwood City sits on expansive soil, which means the ground expands and contracts significantly based on moisture and weather. This movement is why you often see cracks around windows and doors, which is totally typical.
Key Foundation Insights:
Crack Type
- Vertical Cracking: often a typical part of the curing process or general settlement.
- Horizontal Cracking: much more significant and could be a sign of possible structural failure or big, costly issues.
The Seller's Solution to Uncertainty
When a general home inspection suggests "further evaluation by a qualified structural engineer," that creates major uncertainty for a buyer. Buyers will see "possible issues in my foundation" and fear a $100,000+ repair bill, causing them to either walk away or dramatically reduce their offer.
Sellers should take the next step:
- Hire a Qualified Structural Engineer (Not a Foundation Contractor): Be careful of "predator" foundation contractors whose business is to find work and may advise a costly, unnecessary foundation replacement. Instead, hire a respected, local structural engineer who is not bidding on the work.
- Provide a Professional Engineering Report: In 9 out of 10 cases in the Redwood City area, the engineer will state that the property has reached equilibrium, it has settled and no major structural work is needed.
- Monitor Water Infiltration: The biggest threat to a foundation is excessive water infiltration. Ensure the house has working gutters and downspouts that direct water away from the structure to limit settling.
This engineering report gives buyers confidence, removes the uncertainty, and often provides a reasonable cost estimate for minimal maintenance (e.g., $5k-$10k to seal minor cracks), which is far more palatable than fearing a full foundation replacement.
Final Takeaway: The Power of Information
- For Sellers: Get those pre-inspections done (home, termite, roof). Providing detailed information to the buyer removes uncertainty, which is the biggest hurdle for getting a strong, non-contingent offer.
- For Buyers: Use those upfront disclosures to make an informed, confident decision. Know your costs for insurance and potential remediation before you make your move.
🏡 Ready to Navigate the Redwood City Market?
Are you considering buying or selling a home in Redwood City? Contact Redwood City's experts, Brett Caviness and Don Straub, today at [email protected]. DRE01935984.