Though the process and standards for home inspections don’t change depending on the age of the structure, there are some things to be acutely aware of if your home is especially old.
An inspection may find more issues for homes that have aged and been lived in for a while. Older homes can have more defects if certain components are not updated or wear and tear goes unnoticed. But that doesn’t mean they are unfixable or bad homes. It is important to understand that old homes are actually quite common. Especially on the East coast, homes that are 100-plus years old are not a rarity, and as they change hands, they must be inspected like any other.
“I would say that about 25% of my business, if not a little bit more, comes from houses that are 100 years old or older,” explained Craig Sharf, a HomeTeam Inspection Service owner.
While standard inspection requirements are upheld, some issues are more frequently found in older homes.“You’re always looking at foundations, you’re always looking at framing, and you’re always looking at the roof,” Sharf said. “But in a house that’s 100 years old, that was built sometime in the 1920s or before, it’s very important to look at the plumbing for lead pipes. That comes up about a third of the time.”
Another common issue is knob-and-tube wiring. This is an old form of electrical wiring that relies on knobs inserted in floor joists to change the direction of the wiring. Not only are these wires typically made of aluminum or thin copper, making them very brittle, they were not made for the amount of electricity utilization that is typically required today.
“When you stop and think about it, what were they using that electricity for?” Sharf asked. “There wasn’t a computer, there wasn’t a TV, and there certainly weren’t microwaves and hair dryers. When that knob-and-tube wiring was installed, it was under much less stress.”
On a structural level, inspectors need to check for balloon framing.
“What that means is that the walls went from the basement, right from the top of the foundation, all the way to the end,” Sharf said. “This means that any opening or wall cavity that isn’t closed goes from the basement all the way to the attic. That’s why you hear of older homes having a fire start in the basement or first floor, and the fire is quickly at the roof. It got inside that wall.”
Balloon framing can be fixed, but that isn’t guaranteed. Depending on where the gap is, it may be impossible to access.
For sellers who know they’re looking to put an older home on the market, Sharf recommends going ahead and having a pre-listing home inspection before the house goes on the market.
“If you’re going to have to take a test, I can give you the questions before the real test!” he said. “You may have to go get the answers, but I’m telling you what to expect. Why wouldn’t you take advantage of that?”
Though the average resident isn’t a home inspector, they should have a decent understanding of the state of their home. By obtaining an inspection from a professional, they can fill in any knowledge gaps and get to work fixing any issues or adjusting expectations before trying to finalize a sale.
In terms of buyers who are having an older home inspected, Sharf says to remember that “there’s a lot to be said for a house that’s 100 years old.”
There is a lot of history within old homes that have survived 100 winters and 100 storm seasons, for example. While a home inspection can’t bring the risk to zero, the process allows buyers to feel more confident and informed in their decision. With the knowledge that a home has successfully stood for a given period of time and an expert opinion on any current circumstances, the buyer can choose to request repairs or a price adjustment in a way that they feel best minimizes their risk.
