I interviewed Eric Metzger, owner of “Fixit Once Repairs” – they do everything from home remodels to cleaning gutters and painting houses.  I asked Eric a variety  of questions on the step after the BIG STEP – buying a slightly older home.  What are some important aspects to consider in a “mature home” to ensure you get the most out of your new investment.  Read on to hear what Eric had to say!

What are some of the key factors to think about after buying an older home?

First, you should think about these before you buy the home. After you buy, it’s too late. Would you buy a used car without having a trusted auto mechanic inspect it and take it for a test drive?

Get an inspection done by a referred home inspection company (find a certified home inspector on HelpHive) other than your realtor’s.  Then work with a referred licensed contractor/handyman to determine what needs to be repaired based on the inspection.  For certain items, inspectors are forced to document as protection for both themselves and their insurance!  Everything else on the report will be cosmetic or safety issues that need to be taken care of, or might need to be done to secure financing. These costs can be negotiated as part of the purchase of the home – have some or all of the work completed before closing depending on who’s paying for the work.

What areas should I check first to ensure I’m not going to run into any problems?

Your inspector will cover the major ones in the report.   Structural, electrical, plumbing, moisture damage, evidence of pest infestation or damage caused from pests and/or wood destroying organisms, drainage, roofing, heating/cooling, and anything else visible during that inspection that is notable..

How can I determine if I have wiring issues aside from waiting for something to break?

This goes back to the inspection.   “Fixit Once Repairs” did a complete gut and rebuild of a home in Everett, due to an overloaded circuit in the garage.  The breaker didn’t trip causing a fire that did $115,000 worth of damage and took two months to complete. After gutting the home, the only items left were the exterior wall studs, siding, roof trusses and the sheathing on top of the trusses. All windows, doors, wiring, drywall, flooring, roof, insulation, cabinetry, fixtures, etc. were damaged from water and smoke. Electricity can be your friend if handled correctly and safely. It can cause lots of damage or worse if not respected.

How can I determine if I have plumbing issues aside from waiting for something to break?

The inspection should identify any current issues. Once you own the home, inspect or have someone inspect all areas in the home where plumbing is accessible and visible, including attics, crawlspaces, and the garage. Where pipe, etc. run through walls, look for evidence of staining or water damage/leaks. Quarterly inspections by the homeowner and a yearly complete inspection is what Eric normally recommends.

What about insulation, windows and the furnace?  How do I ensure I’m going to be okay through the winter?

Insulation:

Age of the home will most likely determine the R value of the insulation in the walls of the home unless it has had extensive remodeling done. The higher the R value number, the better the resistance to allowing heat or cold into the home. The parts of the home that are accessible, such as crawl spaces and attics, may have been upgraded. Eric recommends R38 or higher in attics and R21 for walls/crawlspaces.  Eric recommends having non-insulated areas dealt with right away to conserve energy and reduce costs. Some insulation is better than none. Older homes that have not been upgraded could potentially have minimal or no insulation in the attic or crawl, and as little as R7 in the walls if any.  A home built in 1972, for example, was built with R7 in the walls and R13 in the attic. Current code is R21 for walls and R38 for attics.

Windows:

Vinyl or wood framed windows are better than aluminum because they don’t radiate the outside temperatures (heat/cold), like aluminum framed windows do. Dual pane (two sheets of glass with an air space in between) windows are better than single pane windows for insulation value as well as sound dampening. On new windows, look for a Low E rating (indicates a low energy rating which is good). If you don’t know if the windows in a home are dual pane or not, take a lighter or match and put it next to the window. If you see a reflection in the second pane, it is a dual pane window.

HVAC:

Furnaces or HVAC/heat pumps should have filters cleaned at least monthly and a maintenance service done by a qualified technician annually. A well maintained system will save you in the long run on both energy costs and repair bills. Dirt and dust is not the friend of an HVAC system or furnace.  Just like changing the oil and filters in your car, you need to change and/or clean the filters in your HVAC system.  There are many safety related items involving HVAC systems that could be dangerous or even fatal. If your home did not have the manuals for your system, check for a sticker on your system for the company/model/serial numbers and contact the company to request a copy.

The house has a basement.  What type of issues should I be prepared for or look for?

Moisture/water leaking through the walls or floor. If the exterior walls were not treated with a sealant or that sealant has deteriorated with age, the walls could start to have water leaking into the basement. If the foundation drainage system is damaged, clogged, or non existent, water could be standing underground against the wall of the basement and will eventually find a way in.  Basements inherently tend to be damp and moist and therefore you need to inspect for mold issues caused by lack of air flow and moisture. There is quite a bit of evidence on health issues caused by mold, so basement inspections should be taken seriously.

To learn more about Home inspection, visit the National Home Inspectors Website.