We all have those clients who love older homes. Some clients are experienced with older homes they are handy, they have been through the process of remodeling one. They know what they are getting into. Other clients don't have a clue, they just like the charm and character, that distinct quality that only older homes possess. In my opinion, a home inspection by a licensed home inspector is mandatory on any home one is purchasing whether its a new home or an older home but especially if it's an older one.
Older homes can be full of charm and character but they may also have worn out systems and components, anything from ancient water heaters to sagging floors. The specific issues that will affect each individual older residence will depend on how well the home has been maintained. If the home has been well cared for a person should only expect to perform some minor repairs, but in the majority of cases at least one major system may need updating. The following are examples of a few things one should look for if they are considering the purchase of an older home:
Plumbing: The plumbing in an older home is usually a mix of old and new or updated materials. What type of materials determines how long it's good for. Cast iron piping can pit or crack as it corrodes from the inside out. Iron and lead pipes can fill up and clog with mineral deposits. These individual sections have different periods of efficiency and should be replaced as needed. Unless the home has had its plumbing gutted recently, you can count on updating at least some of the piping and fixtures.
Energy Inefficiency: This is common in older homes. The best way to save energy is to cut down on convective heat loss, which occurs when warm household air flows through gaps like those around windows or the chimney of a fireplace. This means weather stripping doors and windows and caulking gaps. If drafts become a serious issue, consider replacing windows and doors and checking fireplace dampers.
Wood Floors: Wood Floors can really show the signs of age, anything from cracks, to burn spots, to loose boards. Each home has to be evaluated on a case by case basis to determine the difference between a cosmetic problem and a significant repair. If there is enough wood thickness to sand the floors and refinish, it's a cosmetic issue. If you have a sagging floor that can no longer support it's own weight, it will need to be replace or re-supported from under the home. This could be extensive depending on what is causing the sag.
Roofing: Many old roofs are a patch work of repairs and additions of different ages and materials. It's common practice to add layers of asphalt shingles over an old roof, but eventually this practice can cause the roof to sag. Make sure that the roof undergoes a careful inspection, if the home has been re-roofed over and over a needed repair may have been buried under the layers.
An excellent inspector for the Yamhill Co., Oregon area is Casey Livingston of Pillar to Post. He can be contacted at: casey.livingston@pillartopost.com Or call at 503-537-0415
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