How to Spot Potential Issues When Buying an Older Home

Older homes whisper stories of the past, offering a unique sense of history and character that many find irresistible. The charm of original hardwood floors, intricate crown moldings, built-in cabinetry, and stained glass windows are just a few examples of the architectural details that contribute to this character. However, the reality of owning an older home can present unexpected challenges. While those creaky floorboards might add to the charm, they could also signal underlying structural issues.

While there is no substitute for a physical inspection by a competent professional, I wanted to write an article on how to navigate some of the complexities of buying an older home to ensure your dream home becomes something other than a money pit. Because lots of our real estate school students dream of selling unique and historic homes it's important to keep in mind that it’s not just about the charm, it's also about being cautious and prepared.

Structural Integrity

Foundations: A solid foundation is crucial. Look for telltale signs like cracks, shifting, or evidence of water damage. Uneven floors, doors that stick, and cracks in the walls, particularly above windows and doors, can all point to foundation problems.

Cracks: Imagine the foundation as the base of a LEGO structure. If that base cracks or shifts, the LEGO bricks above will no longer fit together neatly. Cracks in walls, especially diagonal ones spreading from corners of windows or doors, show that the house's frame is being pulled out of shape by movement in the foundation below.

Uneven Floors: A sinking or uneven foundation can cause the floor joists above to sag or become misaligned. This leads to sloping or bouncy floors. Think of it like a table with uneven legs – it wobbles.

Sticking Doors: When a foundation shifts, it can distort the door frames. This makes doors difficult to open or close because they no longer fit squarely within the frame. It's like trying to fit a puzzle piece into the wrong spot.

Checklist:

• Are the floors level?
• Do doors and windows open and close smoothly?
• Are there any visible cracks in the foundation walls?
• Is there any evidence of water damage in the basement or crawlspace?

Roof: The roof is your first defense against the elements.

Checklist:

• What is the age of the roof? (And what is the typical lifespan for that roofing material? - e.g., asphalt shingles typically last 20-30 years)
• Are there any missing, damaged, or curled shingles?
• Are there any signs of sagging or unevenness in the roofline?
• Are there any signs of moss or algae growth? (This can indicate moisture problems.)
• Are the gutters and downspouts in good condition? (Proper drainage is essential.)
• Is there any evidence of water damage in the attic? (Look for stains, mold, or rot.)

Walls and Ceilings: Inspect walls and ceilings for cracks, water stains, or bowing. These imperfections could indicate structural issues, water damage, or poor maintenance.

Plumbing and Electrical Systems

Common Plumbing Problems in Older Homes

Plumbing: Older homes may have outdated plumbing systems, such as galvanized pipes, and be prone to corrosion and leaks. Inquire about the age of the plumbing and look for signs of leaks, low water pressure, or discolored water.

Checklist:

• What type of plumbing pipes are used in the home?
• What is the age of the plumbing system?
• Are there any visible leaks or signs of water damage?
• Is the water pressure adequate in all fixtures?

Electrical Safety Concerns

Electrical: An outdated electrical panel can be a safety hazard. Evaluate the panel for its capacity and age. Look for obsolete wiring (like knob-and-tube wiring), insufficient outlets, and any signs of electrical problems, such as flickering lights or frequent circuit breaker trips.

Knob and tube wiring is an old type of electrical wiring that was commonly used in homes from the late 1800s to the early 1900s. You can recognize it by its white ceramic knobs and tubes, which help hold and protect the wires.

The knobs are used to keep the wires attached to the wooden beams in the house, while the tubes are used when the wires need to pass through those beams. The system doesn't have a ground wire, which is used in modern wiring to help protect against electrical shocks and fires.

Because it's so old, knob and tube wiring doesn't meet today's safety standards and can't handle the amount of electricity we use now with all of our gadgets and appliances. That's why it's usually replaced if found in homes today, to make sure everything is safe and works well with modern electricity needs.

Checklist:

• What is the age of the electrical panel?
• What is the amperage of the electrical service?
• Are there any signs of outdated wiring?
• Are there enough outlets and circuits to meet your needs?

Hazardous Materials

Asbestos: Asbestos was commonly used in insulation, flooring, and siding in older homes. If you suspect asbestos-containing materials, hire a qualified professional for testing and abatement. Recent regulations have focused on safer removal methods to minimize health risks.

Lead Paint: Homes built before 1978 may contain lead-based Paint, which can be hazardous, especially for children. Lead paint testing and proper reduction are crucial. Modern encapsulation methods offer compelling alternatives to complete removal in some cases.

Heating, Ventilation, and Air Conditioning (HVAC)

System Age: HVAC systems have a limited lifespan, typically 15-20 years. Determine the age of the system and consider its remaining years of service. Older systems are less efficient and more prone to breakdowns.

Efficiency: Pay attention to signs of inefficient operation, such as uneven heating or cooling, drafts, and high energy bills. Consider upgrading to a modern, high-efficiency system to save money and reduce environmental impact. Look for systems with high SEER (Seasonal Energy Efficiency Ratio) and AFUE (Annual Fuel Utilization Efficiency) ratings.

Insulation and Energy Efficiency

Insulation Quality:

1. Inspect the attic, walls, and basement for adequate insulation.
2. Look for sufficient insulation depth (e.g., at least 12 inches in the attic) and check for any signs of moisture or pests.
3. Consider the type of insulation (e.g., fiberglass batts, blown-in cellulose) and its R-value, which indicates its thermal resistance. The higher the R-value, the more effective the insulation.

Poor insulation leads to higher energy bills and uncomfortable living conditions.

Windows and Doors: Check for drafts around windows and doors. Single-pane windows are notorious for heat loss. Consider upgrading to energy-efficient windows and doors to improve comfort and reduce energy consumption.

Potential for Renovations and Upgrades

Local Regulations: Research local zoning laws and building codes, especially if the home has historical status, as renovations might be restricted or require special permits.

Costs vs. Value: Get estimates for any necessary renovations and upgrades. Consider the potential return on investment and whether the improvements will significantly increase the home's value.

Financing Renovations: Explore financing options for renovations, such as home equity loans, personal loans, or government programs that offer incentives for energy-efficient upgrades.

Checking for Pest Infestations

Common Pests: Be vigilant for signs of termites (mud tubes, wood damage), rodents (droppings, gnaw marks), and other pests like carpenter ants (sawdust-like frass).

Signs of Infestation: Check for evidence of past pest control treatments. A history of infestations could indicate ongoing problems.

Water Damage and Mold

Signs of Damage: Look for water stains on ceilings, walls, and floors. Mold growth and musty odors are also red flags.

Sources of Water Damage: Inspect the roof, gutters, and drainage systems. Inquire about any history of flooding or leaks.

Legal and Insurance Issues

Property History: Research the property's history for past insurance claims, disclosures by the seller, and any known issues.

Insurance: Ensure that you can obtain homeowners insurance for the property. Older homes may present challenges or higher premiums due to age and potential risks.

Hiring a Professional Inspector

When hiring a home inspector, it's important to ask the right questions to ensure a thorough inspection. Here are some key questions to consider:

• What is your experience with older homes?
• What specific areas will you be inspecting?
• Can you provide references from previous clients?
• How long will the inspection take?
• When will I receive the inspection report?

Choosing an Inspector: Select a qualified and experienced home inspector. Ask about their credentials, what they look for, and whether they have experience with older homes.

Understanding the Inspection Report: Carefully review the inspection report. Pay close attention to any significant issues and ask the inspector to explain any findings you need help understanding.

California specific pro-tip: In California, there is no state licensing requirement for home inspectors. This means that home inspectors in California are not regulated by any state agency, unlike in other states where inspectors must be licensed. As a result, the burden often falls on the consumer to ensure they are hiring a qualified and experienced inspector. It’s recommended to look for inspectors who are certified by reputable organizations, such as the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI), as these certifications typically require passing an exam, completing a certain number of inspections, and adhering to a strict code of ethics and standards of practice.

Common Problems by Era

Victorian Homes (pre-1900) are often characterized by knob-and-tube wiring, asbestos insulation, and foundation issues due to their age.

Mid-Century Homes (1950s-1960s): These homes may feature outdated plumbing, such as galvanized pipes, and are known for using aluminum wiring, which can pose a safety hazard.

Buying an older home can be a rewarding experience, but it's essential to approach the process with realistic expectations and a keen eye for potential problems. By conducting thorough inspections, consulting professionals, and addressing any issues proactively, you can minimize risks and enjoy the unique charm and character of your older home for years to come.

Love,

Kartik