Burkhalter Checklist

Tour Checklist · Friday Mar 28

Burkhalter Rd
Statesboro, GA

3 bed · 1 bath · 1,294 sqft · Built 1970 · Listed $196,500

FHA Loan $10k DPA Shared Well ⚠ Septic ⚠ No HOA New Roof

Opening Offer

$174,900

Hard Ceiling

$180,000

01 Exterior — Before You Enter Medium

Roof lines — no sagging or uneven ridges Shingles — no curling, patching, or mismatched sections Brick — no stair-step cracks (diagonal = settlement 🚩) Gutters — present, clean, not falling off Trees — none hanging directly over roof

Drainage

Yard slopes AWAY from the house No low/wet/soggy spots in yard (septic red flag)

02 First Impression Walk Quick

No musty/moldy smell (crawlspace moisture) Floors feel level — no obvious slope while walking Gut feeling: well-maintained, not a “quick cleanup”

03 Structure & Floors High Priority

Walk slowly in each room — no bounce or flex Floors visually level — no noticeable slope All doors open/close normally — no sticking No cracks above door frames or along wall seams

🚩 Red Flags

Noticeable slope across any room

Doors swing open/closed on their own

Diagonal cracks above door frames

04 Crawlspace High Priority

Ask for recent inspection report or photos No mold smell near floors/vents

Ask Agent Exactly

“Has the crawlspace been inspected recently? Any moisture or structural concerns?”

🚩 Red Flags

Moisture / standing water

Mold smell near floor level

Termite tubes or damage

05 Septic System CRITICAL

Pumped within last 3–5 years No backup history No wet/soggy spots in yard

Ask Agent Exactly

“When was the septic last pumped and inspected? Any history of backups?”

⚠ Replacement cost: $5,000 – $15,000

🚩 Red Flags

“Not sure” or “it’s been a while”

Wet or soggy patches in yard

06 Shared Well CRITICAL

Written/legal agreement exists — get a copy Confirmed: how many homes share it? Repair responsibility is clearly defined

Ask Agent Exactly

“Can you explain the shared well setup? Is there a written agreement defining maintenance responsibility?”

🚩 Red Flags

“It’s informal” or “they just split it”

No documentation exists

Only verbal arrangements

07 HVAC System High Priority

Turn on heat & AC — confirm it runs Feel airflow from vents in each room No loud rattling or grinding sounds Unit age confirmed (look for tag or ask agent)

⚠ Replacement cost: $5,000 – $8,000

08 Electrical Medium

Outlets — all 3-prong (2-prong = old wiring 🚩) All light switches work No flickering lights Electrical panel — looks organized, no visible issues Loose/exposed wiring visible? (saw one in photos)

09 Plumbing Medium

All sinks — turn on, check pressure and drain speed Toilet flushes fully and refills Under-sink cabinets — check for leaks or staining Water pressure feels normal

10 Kitchen & Bathroom Cosmetic

Kitchen

Island/peninsula solid — no movement Appliances included: oven/range + refrigerator ✓ Can I live with this for 1–2 years?

Bathroom (1 only)

Caulking around tub/shower intact No soft floor spots near toilet Is this fine for now? (lifestyle reality check)

11 Final Gut Check Before Leaving

Do I feel comfortable in this space? Nothing felt hidden or like a cover-up I’m not just trying to convince myself

Request Before Offer

Seller disclosure form ⚠ Well agreement — written documentation ⚠ Septic pump/inspection records Roof documentation / warranty HVAC age / service history

Offer Strategy

Opening Offer

Clean, reasonable, not insulting

$174,900

Negotiation Range

Only if systems check out

$178k

Hard Ceiling

Only if everything is solid

$180k

Walk Away If

Septic is questionable

Well agreement is informal / undocumented

Crawlspace has moisture or damage

HVAC is old with no service history

You feel uneasy — trust your gut

Notes from the Tour