Buying a Character Home: Questions to Ask the Seller Before You Write an Offer

Quick answer: Before you write an offer on an East Hill character home, ask the seller about heritage status, permits and past renovations, the age of the wiring, plumbing, heating and roof, any oil tank history, moisture or foundation issues, and what’s been upgraded and when. Get answers in writing where you can, and confirm them with your own inspection.

Character homes are a big part of East Hill’s charm. Some date back to the 1890s. I’ve built or renovated more than seven homes, and older houses come with their own history. The more of it you know before you write an offer, the better your offer will be. Here are the questions I’d ask.

Paperwork first

Is there a Property Disclosure Statement? Many BC sellers fill one out. It’s the seller’s own account of what they know about the home.
Are there past inspection reports? Even an old report can point you to things worth checking.
What permits were pulled for past work? You can also check with the City of Vernon.
Are there receipts or warranties? For roofs, furnaces, heat pumps, windows or electrical upgrades.

The BC Financial Services Authority (BCFSA) notes that a real estate professional must disclose known material latent defects, meaning serious problems you couldn’t find with a normal inspection, in a separate written document before you sign. That’s a floor, not a full history, so ask your own questions.

Heritage status

Is the home on the City of Vernon Heritage Register?
Is it protected by a heritage designation bylaw or a Heritage Revitalization Agreement? The City says these protected properties need a Heritage Alteration Permit before exterior work.
Has the owner used the City’s Heritage Restoration Grant? The City says homes on the register may apply for grants of up to 50% of eligible restoration costs, to a maximum of $5,000 for a first grant. The program accepts applications year-round, and approval isn’t guaranteed.

Being on the register isn’t the same as being protected, so ask exactly which applies. My post on East Hill’s 1890s heritage homes on Pleasant Valley Road has more on the neighbourhood’s oldest houses.

The big systems

Electrical

What type of wiring does the home have, and has any knob-and-tube been removed?
When was the panel last upgraded?

Plumbing

Are the supply lines copper, PEX or older galvanized steel?
Has the sewer line been scoped or replaced?

Heating and cooling

What heats the home, and how old is the system?
Was the home ever heated with oil? If so, was the tank removed, and is there paperwork?
How is the home kept cool in summer?

Roof

How old is the roof, and have there been leaks?

Insurers often ask about wiring, plumbing, heating and roof age on older homes, so these answers help you get quotes early.

Structure, moisture and materials

Has there ever been water in the basement? What was done about it?
Has any foundation work been done?
Has the home been tested for asbestos? WorkSafeBC says homes built before 1990 are likely to contain some asbestos, commonly in drywall compound, textured ceilings, vinyl flooring, insulation and window putty.
Is there vermiculite insulation in the attic or walls?

Suites, additions and the lot

Is there a suite, and was it built with permits?
Were any additions, decks or garages permitted?
Are there large trees near the house or the sewer line?
Where are the property lines, and are there any easements or shared driveways?

If you’re thinking about adding a suite or carriage house later, read my post on suites and carriage houses in East Hill.

Turning answers into an offer

Get key answers in writing where possible.
Use your subject period for a licensed home inspection, insurance quotes and any specialist checks.
Factor likely upgrades into your price.
Remember that in BC you have up to three business days after acceptance to rescind, for a 0.25% fee. Don’t rely on it instead of doing your homework.

This is general information, not legal advice. Your lawyer or notary can review documents and title before you commit.

My local’s checklist for buying an older home in East Hill is a good companion to this list.

FAQ

Does a BC seller have to fill out a Property Disclosure Statement?

Not always. Many do, but the questions above are worth asking whether there’s a PDS or not.

How do I check if a home is on the heritage register?

The City of Vernon publishes its Heritage Register on vernon.ca, and its planning department can confirm a property’s status.

What if the seller doesn’t know the answers?

That’s common with older homes and estate sales. Plan for a thorough inspection and specialist checks during your subject period.

Looking at an East Hill character home? Call or text me at (250) 550-6979, or browse East Hill homes for sale.