Old homes require a skilled inspector with a well trained eye for the problems that might be present
When is a home an older home? When the systems are prone to be dated and not to standard with todays constructions methods or normal systems. Homes that are built before 1960 can have many systems that are not acceptable to the standards of insurers or do not comply with current building and safety regulations. Unless the older home has undergone a significant remodel and restoration recently it is probable that many of these dated systems remain in the home. Many older homes will require a lot of work to get them in compliance with the current insurace requirements and that is why it is critical to have a qulaified and ASHI certified home inspector perform a complete inspection for you prior to the closing or inspection period being expired. The 4 point insurance inspection that is required will need to be done by licensed contractors to satisfy the insurance companies. That means that a licenseed electrician will have to inspect the electrical system to insure that there is no knob and tube wiring or bus fuses in the home and that the roof will have to be inspected by a licensed building contractor to ensure that the roof is sound and has some for of hurricane resistance. Often times the insurance companies will want a licesed plumber to inspect water and drain lines to ensure that they are working properly so they do not cause a water damage claim to the property. Some homeowners policies will exclude water damage caused by plumbing defects in older homes.
Many times if defects are found with the plumbing, electrical, HVAC or roofing systems the insurance company will not write a policy for those items until they are resolved. You want to find out what these issues are ahead of time and not after the fact.
With older homes plumbing can often be a big problem. Old homes typically employ galvanized piping and cast iron waste drain lines rahter than copper or PVC water lines and PVC drain lines. This can be a major promlem area and can result in low or restircted water flor, pinhole leaks or clogged sewer lines that do not drain proeprly. If any of these items go wron they can create a big mess and cost the new owner big time after the seller has already ridden off into the sunset.
This 1970s home has a maxed out service with knob and tube wiring.
The big taboo in the electrical system is knob and tube wiring. Often employed in the early electrical systems of homes this wiring type can be a major fire hazard over time. This type of wiring has no insulation and runs along porcelain tubes that are placed along the wall studs or other structural members. If these exposed wires come into contact with anything other than air they are likely to start a fire. Aluminum wiring is another issue found in homes that were built in the 1970s and is not quite as problematic but can still be an issue unless retrofitted with some protective measures . This system can be saved where knob and tube must be completely rewired and disconnected. Fused electrical panels are also not permitted now. These are not nearly as dangerous but will have to be replaced when present to meet most insurers requirements. The roof is another important are of concern. If the roof has very little life left or there are leaks many insurers will want it to be replaced. Again this is a very expensive item that you want to know about ahead of time rather than after it is too late and you get stuck with the bill. Most insurers will also want to know that the home has appropriate and functioning heating and air conditioning systems. The heating and AC systems need to be somewhat updated in order to reduce the fire hazard for the home. Especially important is that if you currently have a homeowners policy and you might have some of these issues in your home that you already own do not allow the policy to lapse as you will need a new inspection and you will get hit with a laundry list of repairs to satisfy the insurance company.
This roof looks new right? Wrong this roof is 35 years old and at the end of its useful life.
Roofs can be tricky and you need a qualified inspector to notice the issues. To the untrained eye this roof looks new because it was painted or coated by the home owner. It is not new however it is over 35 years old and is nearing the end of its useful life.
Looks ok right? Wrong. Behind this fresh coat of paint was active knob and tube wiring that had to be removed at a considerable expense to the buyer. These are the type of problem situations that can ruin a home buying experience.
1950s Push button style breaker panel tied into knob and tube wiring
exposed knob and tube wiring in attic sitting on old insulation
