What do we need to know before we buy an old house?
Are you dreaming of a charming older home in Asheville or greater Western North Carolina? Maybe even one in a historic district? These gems are full of character, but can also be full of surprises!
Old home buyers find features and details rarely found in new construction; intricate built-in cabinetry, original hardwood floors, and detailed trim work. And, there are construction “pros” for old homes as well. Many were built with old growth timber, solid wood (no particle board here), and materials that are difficult if not impossible to source new today. The result can be a structure that feels sturdy.
However, with all the charm can come some pitfalls. Older homes can have aging systems, hazardous elements, foundation issues, water intrusion issues, old windows, and lack energy efficiency. Understanding these possibilities can help buyers approach an older home with the right expectations.
Aging systems: Electrical, plumbing, and HVAC systems in older homes may need to be fully gutted and replaced.
Electrical wiring can be both unsafe and impractical. Early 20th century homes with knob and tube wiring and fuse boxes present the risk of overheating and fire. This is especially true when owners update and put insulation over old wiring that was intended to “breathe” and cool in open air. In addition, today’s homeowners place energy demands on the electrical system that far surpass historic demand. Even midcentury homes are unable to keep up and can be overloaded. Ungrounded outlets were the norm in early homes, and simply retrofitting to 3-prong outlets presents a danger. In addition to safety risks, older homes may have just one outlet across a full wall, or sometimes in an entire room.
Plumbing has evolved significantly since indoor plumbing was invented. Early 20th century homes may have lead or galvanized supply lines, while midcentury to late 20th century homes may have copper or polybutylene supply lines. Sewer drain pipes were clay, cast iron or orangeburg in the early and midcentury. These drain lines were solid at install, but degrade and are subject to intrusion from tree roots and other damage outside the home.
Lead water supply pipes were used in the 19th to early 20th century homes. Later, lead solder was used on copper lines. We now know that water is a dangerous conduit for lead to enter the bloodstream. Galvanized supply lines were introduced in the late 19th century and used into the early 20th century. While solid when installed, galvanized lines rust and narrow from the inside out. They may look fine outside, but be closed or nearly closed inside with rust. Copper supply lines were a significant midcentury improvement, and copper has a long “life span”, but nothing is forever. Copper can pit and weaken over decades, forming tiny holes from certain water chemistry, high-pressure flow, and other factors. And, copper can be damaged by other trades working around the rigid, inflexible pipes. The next major “evolution” in supply line pipes was polybutylene. These “grey” lines are especially subject to failure where public water sources are treated with chlorine and similar derivatives. The pipes themselves weaken and become brittle. The fittings used with polybutelene also have a high failure rate, with hidden leaks often found inside walls. Finally, PEX (polyethelene) pipes were developed. Today, PEX is the most commonly installed supply line material, with some copper still used. PEX is only as strong or effective as the fittings used and the skill of the installer.
HVAC has come a long way since early heat-only systems. Old oil furnaces are still in use in some early and midcentury homes. With oil comes an oil storage tank, which can be above ground or below. Old below-ground “buried” oil tanks can eventually rust and leak into adjacent soil or structures. Removal and remediation are complex and expensive. Also during the early 20th century, heat pipes and ducts were wrapped in asbestos-filled insulation, presenting a health risk when it is disturbed and becomes airborne. In midcentury homes, you can find old systems with air conditioning distributed through either uninsulated or poorly insulated metal ducts. Any air leak can present condensation issues, which can result in water in the home. So, these old systems may need to be fully removed from source to ductwork… an expensive retrofit.
Other hazards: While early builders did their best to make homes safe, we have learned that several hazardous building materials can be found in some old homes.
Asbestos - we now know that asbestos (when airborne) can enter the lungs and cause serious illness, and potentially death. Asbestos was used in many ways in old homes. Floor tiles, ceiling tiles, adhesives, insulation and pipe wrap, exterior siding, roof shingles, and even early drywall have been found to contain asbestos. It was considered an inexpensive, fire-resistant, and strong material with good insulating qualities. Asbestos in an old home needs to either be encapsulated (fully covered, undisturbed) or removed and remediated.
Lead paint - In the early to mid century, lead was a key element in paint because it was durable and fast drying. Lead paint was banned for residential use in 1978, but can be found in the majority of homes built prior to that year. Lead paint’s danger is in accidental consumption via paint chips, children licking or chewing, and pets licking and chewing or consuming chips incidentally. Lead is a neurotoxin, and lead poisoning can cause many health issues up to brain damage and death.
Lead pipes and solder - as mentioned above.
Radon gas - we’ll cover this in another blog post, but radon gas requires ventilation from the home. It is found in some areas of the country, including western North Carolina.
Other hidden surprises: Danger aside, older homes can surprise even the most seasoned remodeler. When remodel or repair work begins, we often find puzzling old work behind the walls. Structural changes are found without engineered support. Fire, pest, water and other damage is hiding behind pretty finish work. Every remodeler knows that opening the wall of an old home can be like opening a Pandora’s box of surprises.
Energy efficiency: Many older homes were built long before modern insulation, modern windows, and efficiency standards. Without upgrades, heating and cooling costs can be shockingly high.
Maintenance requirements: Owning an older home often means accepting lots of ongoing maintenance. Solid wood siding, vintage roof systems, historic windows and pre-concrete foundations will require more attention than in newer construction.
Older homes can be incredibly special places to live. For buyers who appreciate character and craftsmanship, they offer something that new construction can’t replicate. They feel like a piece of history and carry part of the story of our past. The key is going in with clear expectations. A thorough inspection, realistic budgeting for updates, and guidance from professionals familiar with older homes can make all the difference.
