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Here's a real conversation I had recently with a well known home inspector in San Diego County. I rely on him heavily for my dumb agent questions relating to physical condition of homes.

Philippe,
I have a small handful of clients that actually like older homes and are actively looking at these with me. Most of these are where I sell throughout San Diego, many are postwar era, say 1950's to 60's. As you and I know, a lot of these homes haven't been upgraded and if they have, not recently.
So here's a question, and I'll set the stage for you. My client is standing there next to us and says, "I like this house but it looks like it needs a little upgrading. Before I put a small fortune into the aesthetics of this house, what things should I pay close attention to, with regard to the structure and systems of the house? I mean, it's old, it's gotta have some quirks right?". To which I say, "Funny you should ask, I have Philippe Heller of San Diego Real Estate Inspection Company, President and Chief Inspector here. Philippe, knowing that we Real Estate Agents know a lot but not everything...stop laughing...how would you answer that question?
Thanks, Marvin de la Vega - Real Estate Pros, Inc.
P.S. This is a real scenario and I'm asked this question often. Md

Marvin,
We get that question all the time, too. And it is a valid question. All homes are not the same. Just like a vehicle, technologies evolve over time. Theconstruction methods and safety items are continuously improving.Older homes may have components that are, well, old.

We inform clients that if they are buying a house that was built more than 40 or 50 years ago, there are some things you must consider so that you are not disappointed once you move in. Your home inspector should identify certain components of the house even if they are functioning properly. They may be old, consist of old technology, or may not be sufficient for today's modern families. These components include electric service panels, ungrounded circuits, furnaces, insulation, windows, etc.

Older electric panels can be under-sized. An electric panel that provides less than 100 AMPs may not provide enough electricity for your family. In the 1950's a house may have had one TV - if they were affluent. In the kitchen, countertop appliances consisted of a percolator and maybe an electric can opener. That's it! Today it is common for a house to have multiple large TV's, AV systems, microwave ovens, large refrigerators, multiple computers, ceiling fans, hair dryers, hot tubs, etc. These items use a lot of power. If the electric system of the house has not been upgraded, it may not be grounded (not as safe!) and may not be able to accommodate your electrical demand. You may need to budget for an upgrade of the electrical system.

Older furnaces have several problems. Due to the moderate climate in San Diego, we often see original furnaces in old houses. They may still be functional, but these old units are inefficient, noisy, and a fire hazard. They lack many of the safety features that are now built into furnaces such as overheat protection and panel cover shut off switches.Old furnaces use much more gas because they still have a pilot light instead of electronic ignition. Furnaces are expected to last 20 years.

Old heating systems may also include components that contain asbestos. Determining the presence of asbestos is beyond the scope of a home inspection. But your home inspectorshould have the knowledge to identify components that may contain asbestos. Replacing ducting that contains asbestos can incur added costs.

Another system that may be near the end of its useful life is the plumbing system. Older homes were plumbed with galvanized steel pipes which do rust over time. Old cast iron drain lines have a life expectancy of 40 - 50 years. Often these pipes may look OK, but a video scan is recommended. The cast iron drain lines rust from the inside. Upgrading the drainage system can be costly. A video scan is highly recommended in addition to a home inspection as home inspectors do not perform video scans of the drain lines.

Older homes in San Diego may also be lacking any insulation, and older windows are not as thermally efficient as modern windows. Many incentives and tax credits exist to upgrade the components of your house. Be sure to ask your home inspector to report on the age and condition of these items as they can be very expensive to replace. To learn more about what should be included in a thorough inspection, please visit www.sdinspections.com

Philippe

Hey Philippe,
Thanks for the info, priceless. Good plug at the end, I've already gone to the site. I especially liked the video on FLIR (Forward Looking Infra Red camera to find moisture in walls); you know me, the military guy that likes military related toys. Did you get that Hummer for your inspection vehicle...?
I'll definitely pass this on to my clients and readership. Let me know if you have any updates as well.
Marvin

Comments

[plumbing]

Thanks for sharing with us this conversation.Nice reading because we learn from your experiences and get some informational details that we an apply.