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Is the high cost of new housing making you think about buying an older home? Or do you simply love their charm? If so, you're part of a growing trend in house-hunting. Besides their character, older homes offer several advantages: lower cost, owner financing and sometimes superior construction.
Unfortunately, older homes can also be money pits. For too many families, hidden defects have turned a dream house into a nightmare. Here are twelve areas to check in a two-hour inspection of any older home. You'll need a ladder to reach the roof, a flashlight and a screwdriver. Take along this sheet and jot down deficiencies.
Roof
Begin the inspection by checking for a sagging roof. Place the ladder carefully and site down the edge of the roofline. It should be perfectly straight. A sagging roof means major structural repairs; get an estimate from a reputable contractor.
Exterior finish and termites
While you're still outside, inspect the condition of the paint, especially under the eaves and at ground level. Blistered, peeling or chalky paint indicates the need for a new paint job. Check, too, for signs of termite infestation: tunnels of mud near wall bases or piles of powder resembling sawdust. These warrant a professional inspection.
Foundation
Check the foundation of the house for cracks or other damage. If the house has a wood foundation, check the condition of the wood by attempting to stick a screwdriver into exposed surfaces. The screwdriver point shouldn't penetrate more than 1/8n. Houses built on a slab should show no cracks where the slab meets the wooden construction of the house. If there is a crawlspace, give the floor joists the screwdriver test. Also, the ground under the house should be dry.
Drainage
This is a good time to check the orientation of the house on the lot. The ground should slope down and away from the house. Otherwise, there may be problems during the rainy season.
Doors and Windows
Check the fit of exterior doors. If they bind' the house may have settled, indicating the need for major structural repairs. Windows should open and operate easily. If not, check to see if they are simply painted shut, an easy fault to repair.
Basement
Basements are a traditional source of homeowner headaches. Check carefully for cracks in walls and signs of water damage.
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Electrical System
Many older homes have inadequate systems. Check the fuse or circuit breaker panel. The capacity of the circuitry will be indicated on the panel. The cost of adding capacity varies widely.
Plumbing
Check the pressure and flow from each tap, inside and out. If it seems inadequate, the pipes may be clogged with internal deposits. In rural areas served by private wells, expect trouble if the pump is over five years old.
Floors
If the entire house has wooden floors, be sure to walk the entire floor area. There should be no perceptible movement, which would indicate structural weakness. The floors should be level.
Heating system
You'll want to inspect the heating system carefully. If the house is equipped with central heating, examine the furnace. If it's over two years old, have it inspected by a reliable heating contractor. The same rule applies to air conditioning systems. Above all, ask to see fuel bills for the past winter, and look for evidence of asbestos insulation material.
Stairs
If the house has a second story or basement, you'll need to check the design and condition of the stairways. Watch for loose treads and give banisters and railings a good shake to test them.
Attic
Last but not least, climb up into the attic or crawlspace above the ceiling of the house. You may need a flashlight here. Check the roof sheathing for water stains, the sign of a leaky roof. Give all exposed beams the screwdriver test.
If you found problem areas during the inspection, be sure to get repair estimates before buying the house. If structural repairs are needed, insist they be made before you take possession of your new home. Other repairs may be delayed, but their cost should be reflected in a lower purchase price.
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