My Home Was Built In 1956. What Can I Expect To See On My Report? Common Issues in 40 70 Year Old Homes Evidence of foundation settlement Older roof, limited service life remaining Older electrical system o No Arc Fault Circuit Interrupt devices o Not grounded A/C equipment needs servicing Galvanized steel pipes Deferred maintenance issues - 1 -
My Home Was Built In 1956. What Can I Expect To See On My Report? Common Issues in 40 70 Year Old Homes The actual condition of your home depends upon how much TLC it has received over its lifetime. There are some things that we have found to be quite common in the Houston area, however. This is not by any means a comprehensive list; rather, it is a brief overview of what you may expect to see on your Home Inspection Report. Foundation Because of the type of soils in the Houston area most home foundations will move a bit. This is not necessarily something to worry about. A common comment on your report might be: Differential movement / settlement observed; indicated by one or more of the following observed conditions; Cracks in brick veneer and/or foundation, Cracks in sheetrock over doors and windows, doors that are not square in jamb, etc. Grading & Drainage The understandable urge to make your home attractive by adding flower gardens and bushes often leads to high soil issues. You may see comments like these: Soil grade and drainage patterns do not appear to properly direct water away from foundation to aid in controlling runoff water and could cause differential movement of the foundation or water penetration during heavy rains. Soil level too high. Code and common industry practice requires a clearance of 4 inches from bottom of brick veneer to soil. High soil level near brick siding promotes water penetration. High soil level near wood siding promotes water/termite penetration and wood rot. - 2 -
Roof Surface Because of the long, hot summers in the Houston area, the serviceable life of a roof is less than it might be in a different climate. Some comments you may see in your report are: At/near end of serviceable life. Brittle, cracked, curled ends, and/or excessive granular loss of shingles. Tree limbs in contact with roof should be cut back. Visible Flashing Not all lead flashing of drain waste vents are properly rolled down interior of plumbing vent pipes and/or are damaged by squirrels, may allow some rain water entry. Lower side of flashing is not sealed down, wind driven rains can cause water penetration; chimney. Missing metal drip edge visible at roof edge. When drip edge is not installed, water dripping off of the edge of the roofing can be drawn by capillary action into the exposed edges of the plywood which can cause the plywood sheathing and fascia to begin to rot. Flashing needs to be sealed / caulked. - 3 -
Rain Gutters and Downspouts Downspouts need splash blocks at bottoms to prevent soil erosion. Full of debris and/or holds standing water. Attic Access, Ladders and Service Walks Since attics are not accessed every day, items tend to get forgotten. You might see these common issues: Ladder mot installed per manufacturer s installation instructions. Missing securing nails / lag bolts in holes of metal pivot points and corner braces. Stairway to attic is not sealed, recommend client consider weather stripping to seal gaps and prevent loss of conditioned air to attic as well as insulating stairway if not done already. Inadequate attic walkway and/or platform to mechanical equipment in attic. Attic floor decking not adequately secured and/or supported at board ends in some areas and/or decking is not rated for use as flooring. Stepping on board ends can result in board flipping up or bowing down. Roof Structure and Framing Cracked rafter(s); several observed distributed throughout attic. Rafters do not fit snugly against the ridge board, Recommend scabbing additional framing that ties into upper ridge board and lower tail terminating over a purlin support and entire repair affixed / nailed to existing rafters to bridge gaps where present. Insulation not properly positioned/missing in areas, etc. - 4 -
Exterior The hot and humid, Houston area summers are hard on the home exterior, also. You may see issues such as these in your report: Wood rot observed on areas of house / garage. Caulking deficient around one or more windows, will allow water penetration during heavy / wind driven rains. Bushes / trees / foliage should not contact siding of house to prevent wood rot and/or insect access. Cracks in brick veneer and/or repairs, one or more locations, Recommend buyer take photographs of cracks, their location, and width (ruler across the crack) with a high resolution camera that has a date stamp for future reference. Home Interior Houses built prior to 1978 may contain lead based paint, this company does not inspect for lead or any other bio-hazards. The near-constant movement of the soil in the Houston area causes: Cosmetic cracks and/or repaired cracks in sheetrock observed over some doors, windows, and/or corners. Cracks and/or loose floor tile. Door will not shut / close. Door sticks some when closed. Observed one or more windows that were not operational. - 5 -
Electrical Systems Most older homes do not meet current code, but do meet code that was in place at the time the home was built. The Texas Real Estate Commission (TREC) does not let us grandfather homes we must let you know what does not meet current code guidelines. Comments such as these are common: Recommend installation of 8 foot ground rod assembly to meet today s minimum standards of safety. Not all breakers are properly identified. Brand of electrical service panel is Federal Pacific. This make of panel is known for difficult to find and more costly to replace breakers. In addition this panel is associated with a higher incidence of failures / safety problems. Antiquated electrical system, includes older type Romex wiring without or very limited grounding. Observed open incandescent type light fixtures in one or more closets which is considered a potential fire hazard by today s standards. Reference IRC 3903.11 NEC 410-8c. Did not observe installed AFCI (Arc Fault Circuit Interrupt) device protection, as required by current building standards, for all: family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreations rooms, closets, hallways, or similar rooms or areas. Antiquated electrical system; includes older type Romex wiring without or very limited grounding. Wire connections are not enclosed in proper electrical junction box(s), or electrical junction box(s) do not have covers in place. Improperly wired, 3 prong outlet polarity reversed. - 6 -
GFCI protected outlet is not grounded. Confirmed proper operation of GFCI by built-in test button; in master bath. Voltage detector indicated switch(s) are not grounded as required by current industry standards (code) to reduce risk of electrical shock. No electrical disconnect (switch) for dishwasher observed. Does not comply with current National Electric Code (NEC) or State Inspection minimum standards. Cooling Equipment You may see these issues pertaining to your A/C system: Coils are dirty, needs cleaning. Dirty coils reduce air flow thru the system and create high head pressures at the compressor, thereby unduly stressing and reducing life span of system components. Keep plant vegetation a minimum of 2 feet away from sides of A/C unit and a minimum of 4 feet over unit to allow proper air flow across coils and/or proper access to unit for servicing. Secondary drain pan is rusted; indication coil (or previous coil) has history of leaking/dripping condensation into pan. Some insulation missing and/or damaged on metal ducts in attic. Exposed metal ducts can sweat condensation, drip onto ceiling and cause moisture / water damage. - 7 -
Observed several / multiple areas in attic where flex duct touch and are missing required 1" clearance from other ducts to prevent condensation between ducts that touch. Recommend general maintenance to flex ducts in attic, Re-support where needed, seal/tape minor air leaks, repair torn/damaged vapor seal, etc.. Return air chase is dirty, needs cleaning. Plumbing Most 40-70 year old homes contain Galvanized Steel Pipes: You may also see these common issues: Small leak below sink. Porcelain damaged/chipped. Leaks at base "O" rings, and/or stem washers. Recommend caulking around all tub/shower faucets and spouts to prevent water entry behind wall. Grout / caulking needed in shower at vertical tile corners, cracks in tile and/or mortar between tiles, to prevent water entry behind wall. - 8 -
Water Heating Unit Older unit, limited service life remaining. Corrosion observed at shut off valve and/or connections on top of water heater. Inadequate provisions for combustion air as required by manufactures installation instructions. Evidence of flame roll out at lower combustion area. Located in house without benefit of a drain pan. Should water heater leak interior flooring can be damaged. To sum up, let me say that the presence of some deferred maintenance issues is no reason to give up on your lovely home. In most cases, the home has been a safe, reliable piece of the American Dream for 40 to 70 years. With a little TLC it will provide your family with security and comfort perhaps for another 70 years! - 9 -