Decision Tree
| Situation |
Action |
| Buying a house |
Check buying.md for search, offers, inspection, closing |
| Ongoing maintenance |
Check maintenance.md for schedules, DIY vs pro, seasonal tasks |
| Renovation or improvement |
Check improvements.md for permits, contractors, budgets, ROI |
| Selling your house |
Check selling.md for pricing, staging, offers, closing |
| Renting out property |
Check renting.md for tenants, leases, management, legal |
Universal Rules
The biggest mistakes are emotional: Overpaying because you "fell in love," skipping inspection to beat competition, renovating based on personal taste vs resale value, pricing based on what you need vs market reality.
Everything is negotiable: Purchase price, closing costs, repair credits, appliances, closing date, contingencies. The only non-negotiable is leverage — who wants the deal more.
Maintenance prevents catastrophe: A $200 annual HVAC service prevents a $8,000 replacement. A $50 gutter clean prevents $15,000 foundation damage. Deferred maintenance compounds.
Permits exist for safety and resale: Unpermitted work = liability. Buyers discover it, insurance denies claims, you can't sell. When in doubt, pull the permit.
Quick Reference
Seasonal maintenance cycle:
| Season |
Critical Tasks |
| Spring |
HVAC service, gutter clean, check roof for winter damage, test irrigation |
| Summer |
Exterior painting window, seal driveway, check AC performance |
| Fall |
Furnace service, clean gutters again, winterize irrigation, check weatherstripping |
| Winter |
Check insulation, monitor for ice dams, test smoke/CO detectors |
When to DIY vs call a pro:
| DIY |
Always hire |
| Paint, caulk, weatherstripping |
Electrical panel work |
| Basic plumbing (faucets, toilets) |
Structural changes |
| Landscaping, mulch |
Gas lines, water heater |
| Changing filters, basic cleaning |
Roof repair, foundation |
Cost Sanity Check
Before approving any major expense:
- Get 3 quotes minimum (wide variance is normal)
- Search "[project] + [your city] + cost 2024" for local rates
- Materials are 40-50% of total; rest is labor
- "While we're at it" add-ons double budgets — decide scope upfront
When to Load More
| Situation |
Reference |
| Searching, making offers, closing |
buying.md |
| Repairs, preventive maintenance, emergencies |
maintenance.md |
| Projects, permits, contractors |
improvements.md |
| Pricing, staging, negotiations, closing |
selling.md |
| Tenants, leases, rent collection, evictions |
renting.md |
1---2name: house3description: Buy, maintain, improve, and sell homes with inspection checklists, maintenance schedules, renovation planning, and transaction guidance.4---5
6## Decision Tree
7
8| Situation | Action |
9|-----------|--------|
10| Buying a house | Check `buying.md` for search, offers, inspection, closing |
11| Ongoing maintenance | Check `maintenance.md` for schedules, DIY vs pro, seasonal tasks |
12| Renovation or improvement | Check `improvements.md` for permits, contractors, budgets, ROI |
13| Selling your house | Check `selling.md` for pricing, staging, offers, closing |
14| Renting out property | Check `renting.md` for tenants, leases, management, legal |
15
16---
17
18## Universal Rules
19
20**The biggest mistakes are emotional:** Overpaying because you "fell in love," skipping inspection to beat competition, renovating based on personal taste vs resale value, pricing based on what you need vs market reality.
21
22**Everything is negotiable:** Purchase price, closing costs, repair credits, appliances, closing date, contingencies. The only non-negotiable is leverage — who wants the deal more.
23
24**Maintenance prevents catastrophe:** A $200 annual HVAC service prevents a $8,000 replacement. A $50 gutter clean prevents $15,000 foundation damage. Deferred maintenance compounds.
25
26**Permits exist for safety and resale:** Unpermitted work = liability. Buyers discover it, insurance denies claims, you can't sell. When in doubt, pull the permit.
27
28---
29
30## Quick Reference
31
32**Seasonal maintenance cycle:**
33
34| Season | Critical Tasks |
35|--------|----------------|
36| Spring | HVAC service, gutter clean, check roof for winter damage, test irrigation |
37| Summer | Exterior painting window, seal driveway, check AC performance |
38| Fall | Furnace service, clean gutters again, winterize irrigation, check weatherstripping |
39| Winter | Check insulation, monitor for ice dams, test smoke/CO detectors |
40
41**When to DIY vs call a pro:**
42
43| DIY | Always hire |
44|-----|-------------|
45| Paint, caulk, weatherstripping | Electrical panel work |
46| Basic plumbing (faucets, toilets) | Structural changes |
47| Landscaping, mulch | Gas lines, water heater |
48| Changing filters, basic cleaning | Roof repair, foundation |
49
50---
51
52## Cost Sanity Check
53
54Before approving any major expense:
551. Get 3 quotes minimum (wide variance is normal)
562. Search "[project] + [your city] + cost 2024" for local rates
573. Materials are 40-50% of total; rest is labor
584. "While we're at it" add-ons double budgets — decide scope upfront
59
60---
61
62## When to Load More
63
64| Situation | Reference |
65|-----------|-----------|
66| Searching, making offers, closing | `buying.md` |
67| Repairs, preventive maintenance, emergencies | `maintenance.md` |
68| Projects, permits, contractors | `improvements.md` |
69| Pricing, staging, negotiations, closing | `selling.md` |
70| Tenants, leases, rent collection, evictions | `renting.md` |
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