A little checking can make your decision easier

After lots of careful searching and more home tours than you thought possible, you've narrowed your search down to a few choices. Here are some factors to consider in choosing which house is right for you.

Repair history.

Sellers are required to list major repairs on their disclosure statements. Problems with water in the basement, radon or roof leaks should get extra attention.

In addition, ask for an insurance Comprehensive Loss Underwriting Exchange report. CLUE reports list all insurance claims filed over five years. Homeowners can order CLUE reports free at choicetrust.com.

Buyers cannot order them, but they can make providing a report a condition of the home sale.

Crime history.

Any citizen can request crime reports from the police on property or neighborhoods by filing an open records request. Reports will tell you if theft or violent crimes are common in a neighborhood or a specific block. The police department gets hundreds of records requests, so generating a report could take about two weeks.

In the city of Cleveland, requests should be sent to the Cleveland Department of Public Safety, 601 Lakeside Ave., Cleveland, Ohio 44114.

Component ages.

Several parts of the home will eventually fail such as water heaters, air conditioning systems and the roof. Disclosure statements and CLUE reports can point out recent repairs or replacements.

Water heaters should last 10-12 years, air-conditioning systems about 15 years and roofs about 20.

If the seller has replaced a roof, ask for receipts and warranty information. Some roof shingle companies offer multiyear warranties that transfer with home sales.

If you're worried about the condition of a heating system, keep in mind that replacing a heater/air conditioner costs $3,000-$5,000, said Lucius Talley, Owner of JJT Construction in Cleveland Heights.

Utility costs.

Ask sellers to show you their old gas, electric and water bills. Homeowners who don't keep old statements can contact utility companies and ask for their past six bills.

If the seller refuses, look for signs that a home is hard to heat and cool such as older windows and big gaps under doors.

Price.

Assuming all of the homes being considered are in the same basic shape and price range, there are ways of detecting better deals.

Ask your real estate agent to look up how long the homes have been on the market. If it's been for sale for longer than 90 days, the seller may be motivated to take a lower price.

Also, you can look up whether the sellers have a mortgage to pay off by going to the county recorder's office. In Cuyahoga, you can check online at recorder.cuyahogacounty.us.

Search the database for the seller's name, and you will be able to see any liens on the property, loan terms and amounts for the mortgage and whether or not the sellers have a mortgage on a second home. All of those factors can affect your bid.

To reach this Plain Dealer reporter: rschoenb@plaind.com, 216-999-4059