Buying a home is exciting, and the paint can hide a lot. Fresh paint looks great at an open house. But a coat of paint can cover problems as easily as it can show off a nice house.
I’m not a home inspector, and this isn’t a replacement for one. A licensed home inspector looks at the structure, roof, plumbing and more. When I say paint inspection here, I mean a careful look you can do yourself, not a service. I do read paint for a living, and there’s a lot a careful look at the paint and surfaces can tell you. Here’s what I’d check.
Peeling and bubbling
Peeling paint means the coating has lost its grip. Look at the outside of the house, windows, eaves, fascia and the bottoms of doors. Bubbles or blisters often mean moisture is trapped. A few small spots can be a touch-up. Peeling in many places usually means a full prep and repaint is coming.
Inside, check bathrooms, laundry rooms and around windows. Peeling there often points to moisture.
Water stains
Look at ceilings, the corners of rooms, and walls under windows and near plumbing. Brown or yellow rings, or a patch that has been painted over and looks different, can mean a past or present leak. Paint doesn’t stop water. A stain that comes back after repainting tells you the source hasn’t been fixed. Ask questions about it. Your inspector can look into the cause.
Cracks
Hairline cracks in stucco and drywall are common and often cosmetic. Wider cracks, cracks that run diagonally from the corners of windows and doors, or cracks that keep opening are worth a closer look. A fresh paint job that looks too new in one patch can be covering a repair.
Caulk that has failed
Caulk should be soft and tight. If it’s cracked, shrunken or gapped around windows, doors, trim and tubs, water can get in. It’s an easy thing to check, and it’s a good sign of how well a house has been maintained.
How old is the paint?
Faded, chalky or dull paint on the outside tells you it’s been there a while. Rub a hand across a sunny wall. If color comes off on your hand, the paint is breaking down. Sun-facing walls wear first, and coastal salt air speeds the wear. If the paint is tired, plan for repainting in your budget.
Soft wood
Press the tip of a screwdriver gently into trim, sills and the bottoms of door frames, if the seller allows it. Firm wood pushes back. Spongy wood may be rotted and needs repair first. Paint can’t fix it.
Homes built before 1978
Older homes can have lead in the old paint layers. That’s a general safety point, not a scare. Don’t dry sand or scrape old paint yourself, especially with kids or pets around. Ask anyone who will work on the house how they handle lead-safe work before they touch the walls. If you’re unsure, talk it through with your inspector and the painter you plan to hire.
Fresh paint isn’t always a red flag
A freshly painted house isn’t automatically hiding something. Sellers paint to help a home show well. Just look closely at the details: the caulk lines, the edges, the spots where the new paint looks different. Ask what was done and when.
A quick checklist
- Peeling, bubbling or flaking paint
- Water stains on ceilings and walls
- Cracks that look wide or active
- Cracked or gapped caulk
- Faded or chalky exterior paint
- Soft or spongy wood
- Fresh paint in only one spot
- If the home predates 1978, ask about lead-safe practices
Planning your repaint
After you buy, you may want to repaint. If you’d like a sense of what a home needs, call me at (858) 333-2396 for a free estimate, or use the contact page. See our interior painting and exterior painting pages for what we do.
FAQ
Does a home inspection cover paint?
A home inspector looks at the condition of a house, and may note peeling paint, stains or moisture signs. It isn’t a paint assessment. If a paint issue worries you, ask your inspector about it. Bring a painter in later for a free estimate on the work.
Is fresh paint a bad sign when buying a house?
Not by itself. Sellers often repaint to help a home show well. But paint can also cover stains and repairs, so look closely at edges, caulk and odd patches. Ask what was done and when.
Should I worry about lead paint in an older home?
Homes built before 1978 can have lead in old paint layers. It’s a general safety point, not a scare. Don’t dry sand or scrape old paint yourself. Ask any painter how they handle lead-safe work before work starts.