8 Common Old House Problems

Congratulations! You’ve found your historic home and have an accepted offer! You know that older homes have different problems than newer ones, but what are they? Here are a few things that your inspector should look out for.

1. Outdated Wiring

Many older homes still use their original electrical wiring, which may not be up to current safety standards. One of the earliest is “knob-and-tube”, named for the ceramic knobs and tubes used to support and protect the actual copper wiring. The rubber insulation in older wiring can break down over time and may need to be replaced to prevent overheating or short circuits.

Older wiring is also often missing a ground wire, which is an important safety component of modern electric systems. A tell tale sign that the house is missing a ground is two prong outlets. In some cases the original wiring can be updated to include a ground, but you’ll have to speak with an electrician to know for sure.

Some lenders will require an electrical inspection before they approve your loan. And some insurance companies won’t insure a house with knob-and-tube, regardless of its condition.

2. Fuse Boxes

Many older homes still have fuse boxes instead of newer circuit breaker panels. Because fuses are usually impractical and insufficient for today’s houses, many insurance companies will charge a premium for houses with fuse boxes, or simply refuse to insure the house at all. The best solution is to upgrade the fuse box to a circuit breaker panel.

If you’re doing the upgrade from fuse panel to breaker panel, consider upgrading the electrical system from 100 amps to 200 amps at the same time. This will allow you to meet all the electrical needs in today’s home without overloading your system.

3. Lead Paint

Before it was banned in 1978, lead was commonly used in building paint. We now know that this is extremely dangerous – especially for young children – although this isn’t necessarily a problem if the paint is in good condition or has been painted over. But if the paint is peeling, or if you’re going to be scraping or sanding it off, you should get it tested first. If the paint does contain lead, consult a professional trained in lead paint remediation.

4. Asbestos

From the 1940s to the 1970s, asbestos was used as a thermal insulation – especially on basement boilers, tiles and pipes. Now we know that exposure to asbestos is extremely dangerous; it can cause lung damage and cancer. If you suspect that a home has asbestos, contact a trained professional to assess it. You should avoid disturbing it, and you should never attempt to remove it yourself.

5. Galvanized Pipes

Homes built before about 1960 often have “galvanized” water pipes – pipes dipped in zinc to prevent corrosion and rust. However, galvanized pipes don’t age well – they rust and corrode on the inside, which can result in low water pressure and potential water quality issues. If the home has galvanized pipe you should consider getting it replaced. Talk to a plumber about pricing and options.

6. Old Furnaces

Make note of the age and condition of the furnace, especially if it’s getting to the end of its life span. Furnaces can be expensive to replace, but older inefficient furnaces can be expensive and dangerous to run.

7. Old Water Heaters

As with the furnace, make note of the age and condition of the hot water heater, especially if it’s more than 8-12 years old. Water heaters are relatively inexpensive to replace, preventing potentially expensive water damage, emergency plumber costs or inconvenience.

8. Old Roof

You definitely want to do a thorough roof inspection prior to closing. Roofs can be very expensive to repair or replace, and insurance doesn’t necessarily cover roof issues related to age.

Even if the house you’re considering has all these issues, that doesn’t mean that it can’t be made safe or that you shouldn’t buy it. It will just take money, or work, or both. It depends on what kind of deal you can get from the seller and/or contractors, and if it’s worth it to you.

Finding a Historic Home Inspector

Congratulations! You’ve decided to buy a historic house! As with all home sales, once your offer has been accepted, you should plan on getting a home inspection.

Finding a Historic Home Inspector

Historic homes have different issues than newer homes, so you’re going to want an inspector who knows what to look for in an old house. So, how to find an expert in historic houses?

Your first resource should be your real estate agent. Agents often have a wide network of specialists working in their area, including inspectors.

If your agent isn’t able to recommend a good historic home inspector, try one of these professional organizations:

• The American Society of Home Inspectors (ASHI). Experienced and certified home inspectors. Go to their website at and search for an inspector whose specialty is historic homes.
• Historic Building Inspectors Association (HBIA): Inspectors who have experience and certification in inspecting historic homes, and are dedicated to the preservation of historic properties. inspecthistoric.org.

Working with your Historic Home Inspector

Some things to talk about with your inspector about:

• Does the house have good bones? You’ll hear this a lot with historic homes, and it means is the house structurally sound, both its original construction, and how it has aged. This is especially important if you’re planning on changing the floor plan.
• What about the HVAC, plumbing, and electrical? Have they been updated? Do they need updating? If you are changing the floor plan, will you need to move existing lines or run new systems?
• Later additions, like swimming pools, septic tanks, burglar alarms, and specialty constructions like chimneys, might not be covered by the general inspection, so consider getting separate inspections for these.

Normal wear and tear is to be expected. Some older or original fittings might not be as efficient as newer versions, but that’s part of the charm of owning a historic house. Some things will require major repairs – like a rotted floor or infestation. Talk to your agent and inspector, and get estimates from contractors qualified in historic home repairs and restoration before you close on the sale.