HOME BUYERS FAIR : Picking the Right House : Home’s Flaws May Not Be Difficult to Fix

Just because a house looks terrible doesn’t mean it’s a bad candidate for rehabilitation. Some problems are remarkably easy, though not necessarily cheap, to fix.

The distinction between such problems and other major ones (bad footings, termites, bad systems) is disruption. There may be some dust (a lot of dust, actually) and a few drafts, but you can still live in the house while work is going on.

So, if you like everything else about a house, don’t reject it for:

--A leaking roof. As long as the sheathing and rafters are sound, that is. It will cost between $4,000 and $5,000 dollars to replace a shingle roof on a typical detached house, much more for fancier roofs. However, the process of fixing it will be quick (in most cases just a day or so) and it shouldn’t disturb anything below the rafters.

--Bad siding. Wood siding can be patched, repaired and painted. Cedar shakes can be replaced and stained to match (more or less) the originals. Even if old wood siding has been covered with asbestos or asphalt shingles, you still might be able to pull them off and repair the original surface.

--Bad mortar. Glazed brick that’s in good condition can easily be repointed. In some cases even if the brick itself is decayed, it can be stuccoed.

--Peeling or ugly exterior paint on brick. It can be chemically cleaned and repointed. There are some environmental concerns about this process, but there are ways to minimize the impact.

--Bad windows. Old wood windows can be repaired and the glass replaced. Labor-intensive, but fairly cheap. If the windows are so bad or so ugly they have to go, replacements can cost as little as $225 each (for vinyl) or as much as you’re willing to pay (for custom built).

--Awful plumbing fixtures. As long as they’re in the right spots, replacing them is fairly easy. The expense will vary depending on the price of the new fixtures you choose.

--Lack of switches and outlets. That is, if the existing wiring is adequate. It costs about $40 to add a wall or ceiling outlet. (Fixtures are extra.) If you need more circuits or want 220-volt outlets, upgrading electrical service to the house costs from $500 up.

--Ugly floors. If wood floors are basically sound, they can be refinished. If they need a little patching, they can still be refinished, though with less uniform results. Even if the floor has to be replaced, there are lots of options and some of them are fairly inexpensive.

Finally, try not to reject a house just because its surface ugliness repels you. If they’re not to your taste, paint, paper, carpet, paneling and suspended ceilings are a relative snap to change.