The 4 Home Systems That Can Make or Break Your Purchase

Buying this fall? Here's something most buyers don't know: your home inspector may not turn on the air conditioning.

The heating, cooling, plumbing and electrical do the daily work in a home, and they're where some of the biggest repair bills hide. Here's what New Jersey inspectors check, what they skip, and what to ask before you close.

Heating and cooling

Your inspector will run the heat and look at the furnace or boiler, its fuel source and the venting. But on a chilly day, many won't run the central air, because it can damage the equipment. If the AC wasn't tested, the report should say so. Ask whether an HVAC technician should check it before closing.

Ask the sellers: How old is the system, and do you have service records?

Plumbing

The inspector runs the faucets, watches the drains and checks the water heater and visible pipes. New Jersey also requires them to note whether a lead service line is present. That matters, because NJ water systems must replace lead lines by July 2031, and you can often look up the address in your water utility's public inventory.

What's not included: wells, water quality testing and the main sewer line. If the home is older or has big trees out front, a sewer camera inspection is worth considering.

Ask the sellers: How old is the water heater?

Electrical

The inspector opens the panel, checks the grounding and tests outlets, switches and lights in every room. The report will tell you the size of the electrical service and the type of wiring.

Keep an eye out for aluminum wiring (used in some homes built between 1965 and the mid-1970s) or older knob-and-tube wiring. Both are worth a call to a licensed electrician, and to your insurance agent, since they can affect coverage.

The bottom line

Most system findings are manageable, and many are negotiable. Ask about age and service history, follow up on anything the inspector flags, and get quotes for big-ticket items while you're still in your inspection window.

Buying in Livingston or elsewhere in Essex County? I'm happy to walk you through the inspection process and connect you with trusted local pros. Reach out anytime.

*Sources: [N.J.A.C. 13:40-15.16, NJ home inspector standards](https://www.law.cornell.edu/regulations/new-jersey/N-J-A-C-13-40-15-16) · [NJDEP, Lead Service Line FAQs](https://www.nj.gov/dep/watersupply/pdf/lslr-faqs.pdf) · [US CPSC, Repairing Aluminum Wiring](https://www.cpsc.gov/s3fs-public/516.pdf)*