Buying a House in Winter: What Snow Hides From the Inspector

Buying a house in winter has real advantages: less competition, motivated sellers and a chance to see how the house handles cold. But snow, ice and cold temperatures hide some things from a home inspector, and a few systems can't be tested at all. Here's what to watch for.

01What snow hides

The roof

A roof covered in snow can't be inspected properly. The inspector can't see missing or damaged shingles, flashing problems or worn areas. Many inspectors won't walk a snowy or icy roof for safety reasons. See inspecting a roof with snow.

Grading and drainage

Snow covers the ground around the foundation, so you can't see whether the soil slopes away from the house, where downspouts drain, or where water pools in spring.

The foundation exterior

Cracks, settling and damage on the outside of the foundation may be under snow.

Decks, patios, driveways and walkways

Snow hides rot, loose boards, cracks and heaving.

Pools, sprinklers and outdoor features

Pools are usually closed, sprinkler systems are winterized, and outdoor faucets are shut off.

02What can't be tested in the cold

• Air conditioning. Many inspectors won't run the AC when it's cold outside, because running it in low temperatures can damage the compressor. Check the manufacturer's guidance; many say not to operate it below about 60 degrees.
• Some heat pumps may only be checked in heating mode.
• Irrigation systems that have been winterized.

03What winter actually shows you

Winter isn't all bad for an inspection:

• The heating system gets a real test, running hard.
• Drafts and cold spots are easy to feel.
• Ice dams and icicles show where the attic is losing heat. See ice dams.
• Condensation on windows can point to humidity or ventilation problems.
• Frozen pipes or pipes in cold spots show up.
• Snow melting faster on parts of the roof can show where heat is escaping.

04How to protect yourself

1. Ask the seller for photos of the roof, yard and exterior from warmer months, and for the age of the roof and AC.
2. Read the seller's disclosure carefully for past water, roof and foundation issues.
3. Ask your inspector to note everything they couldn't see or test.
4. Get specialist checks where it makes sense: a roofer with a drone, an HVAC tech for the furnace and AC, a sewer camera inspection.
5. Negotiate a holdback or re-inspection. In some deals, buyers and sellers agree to hold money in escrow until the AC or the roof can be checked in spring. Your agent and attorney can tell you what's common in your area.
6. Keep your inspection contingency. See the inspection contingency.

05A spring checklist for winter buyers

Once the snow melts, walk the house:

• Check the roof from the ground with binoculars.
• Watch where water goes in the first big rain.
• Test the AC on the first warm day.
• Look at the foundation, deck and driveway.
• Turn on outdoor faucets and the sprinkler system.

Winter can be a great time to buy a house, as long as you know what you didn't get to see. For the full process, see how a home inspection helps buyers.

Photo: Snow-covered house, Fredonia, New York by Michael Scialdone, CC BY 2.0.

Related: What Requires a Specialized Inspection on a Home?