I am a huge fan of older homes. In fact, I own a few myself. Older homes (built prior to the 80s) have a unique charm and character that you just can’t find in newer construction. They often boast intricate architectural details, rich history, and a sense of nostalgia that modern properties can’t replicate.
However, in my experience, when purchasing an older home, it’s essential to do your due-diligence to ensure you’re making a sound investment.
Let’s take a minute to explore the five main things to look for during the initial walk-through of an older home.
FOUNDATION AND STRUCTURAL INTEGRITY
Property foundation and structural integrity is key for both safety and the longevity of your home. Here’s a bit more about how to check your house foundation. Over the years, a foundation can develop cracks or settlement issues. While some settlement is normal, extensive damage could be costly to repair. During your home inspection, look for signs of foundation problems like cracks in the walls, sloping floors, or doors that don't close properly. Addressing foundation issues can be a major (and costly) project, so it's crucial to be aware of any potential problems from the start.
ELECTRICAL PLUMBING AND SYSTEMS
Older homes often have outdated electrical and plumbing systems that may not meet modern safety standards. It's important to check the condition of these systems to ensure they are safe and functional. Look for signs of outdated wiring, such as porcelain knob and tube wiring or aluminum wiring, which may need to be replaced. Similarly, assess the plumbing for any signs of corrosion or leaks. Upgrading these systems can be a significant undertaking, so if these are issues, it's crucial to factor this into your budget or consider asking the seller’s to make needed repairs prior to purchase.
LEAD AND ASBESTOS
Many older homes were built with materials that are now known to be hazardous, such as lead-based paint (anything built prior to 1978 is at risk) and asbestos. Asbestos tile removal can be costly and dangerous so be sure you hire a professional inspector to check for the presence of these substances before you purchase a home built between 1930 and 1970. If asbestos or lead is discovered, it's essential to develop a mitigation plan to remove or encapsulate them safely. Keep in mind that addressing these issues should be done by trained professionals to avoid health risks.
MOLD
Spotting mold problems in a house requires vigilance and attention to detail. If you suspect mold, it's crucial to address it promptly to prevent health issues and property damage. Start by visually inspecting common moisture-prone areas like bathrooms, kitchens, and basements, checking for any discolored or fuzzy patches on walls, ceilings, or floors. Mold often appears as green, black, or brown spots. Be on the lookout for a musty, earthy odor, which can be an early sign of mold growth. Pay special attention to areas where water may accumulate, such as around windows, in corners, or near plumbing fixtures. Examine any visible leaks or water damage, as these are ideal breeding grounds for mold. Additionally, inspect the HVAC system, as mold can thrive in ducts and vents. Regularly monitor humidity levels with a hygrometer, aiming to keep them below 60% to prevent mold growth. Consider consulting a professional mold inspector for a more thorough evaluation.
HISTORICAL FEATURES AND PRESERVATION
Older homes often come with unique historical features like ornate moldings, hardwood floors, stained glass windows, or vintage fixtures. Some, like many of the mid century modern homes in Salt Lake City are downright historical and architecturally significant. When touring an older home, pay close attention to these details, as they are part of the home's charm. Assess their condition and whether they require restoration or maintenance. Preserving these historical elements can add tremendous value to an older home.
ROOF AND INSULATION
The roof and insulation of an older home can be potential areas of concern. Roof replacement can be a substantial expense, so it's essential to know what you're getting into. Here are a few tips on how to know when your roof needs to be replaced. Ask when the existing roof was installed. If the roof is over thirty years old, it may be time to consider a replacement. Other signs to look for are curling shingles, granules over your gutters, cracked or missing shingles, moss or algae, or other signs of significant wear and tear.
Additionally, be sure to ask when the insulation was last updated in the home. If the home was insulated more than ten years ago, it may be time for an upgrade. Outdated or insufficient insulation can impact energy efficiency. Ensuring you have good insulation can mean long-term savings on energy bills.
Here are some additional important items you can watch for with the help of a licensed inspector:
RADON
Radon is an invisible, odorless, and tasteless radioactive gas, making it challenging to detect without proper testing. It won't be possible to detect during an initial walk-through but it's important to be sure testing is included in your initial inspection. Once you have purchased your home, you can monitor radon levels using a radon detection kit, which can be purchased at hardware stores or online. If results of a radon detection system indicate elevated radon levels (above 4 picocuries per liter), it's essential to take steps to mitigate the issue and reduce radon exposure, typically by installing a radon mitigation system with the help of a qualified professional.
SEWER
You can't exactly see the sewer lines of home on the initial walk-through but you can ask how recently they have been scoped. It's generally recommended that you scope your sewer lines every one to three years as a preventative measure. Inspecting and scoping sewer lines involves using specialized equipment to assess the condition and identify potential issues within the plumbing system. Your sewer scoping professional will locate an accessible cleanout or sewer line entrance point, typically found in a basement or outside the house. They will insert a flexible, waterproof camera with a high-resolution lens into the sewer line, advancing it through the pipes. While monitoring a video feed, they will look for obstructions, cracks, roots, or other damage, and document their location and severity. You will want to pay attention to any signs of clogs, corrosion, or structural problems that may impede the flow or integrity of the sewer line. A thorough inspection can help identify issues before they become costly and disruptive, allowing for timely repairs or maintenance to ensure the proper functioning of the sewer system.
WE ARE PASSIONATE ABOUT OLDER HOMES
The first home I purchased was built in 1940. Additionally, many of my rental properties were built prior to 1978. Older homes have been standing for generations, and, if properly maintained and well-cared for, will stand for many more.
Purchasing an older home can be a rewarding experience, provided you're aware of the potential challenges and are prepared to address them. By thoroughly assessing the key features outlined here, as well as choosing an informed agent and getting a proper inspection before you buy, you can make an informed decision about whether an older home is the right fit for you and ensure your home remains a place of comfort and character for years to come.
