What Should You Inspect Before Buying an Older Michigan Home?
Older homes are a big part of Michigan real estate. Many offer solid construction, established neighborhoods, mature trees and architectural details that can be difficult to find in newer construction.
Age alone doesn't make a house a bad investment.
The important question is what has been maintained, what has been replaced, what has been modified and what may need attention during the years you own it.
If you're still in the early stages of evaluating properties, start with these 9 Things to Look For When Buying a Home. Once you find an older home you're serious about, it's time to look much deeper.
Here are some of the areas worth investigating.
1. Sewer Line
The sewer line is underground and normally isn't visible during a showing.
Depending on the age and type of sewer line, buyers may want to consider a sewer scope. A camera inspection can help identify conditions such as root intrusion, cracks, deterioration, offsets or other problems between the house and the sewer connection.
A sewer scope is typically separate from a general home inspection.
If the property isn't connected to municipal sewer, the process is different. Read Buying a Home With a Septic System? Here's What Buyers Should Know for what to investigate before purchasing a property with a private septic system.
2. Electrical System
An older house may have been built long before today's electrical demands.
Look at the electrical panel, service capacity, grounding, visible wiring and evidence of previous modifications.
Pay particular attention to additions, finished basements, garages and remodeled areas. Those are places where electrical work may have been added years after the original home was constructed.
3. Foundation and Structure
Not every foundation crack means there is a structural problem.
What matters is the type of crack, its location and whether there are other signs of movement or water intrusion.
An inspection may reveal conditions that deserve additional evaluation, including significant cracking, bowed walls, uneven floors, altered framing or previous structural repairs.
4. Roof and Attic
Don't stop at asking how old the shingles are.
The attic can provide important information about the roof and the house below it.
Look for signs of past or current leaks, damaged roof decking, ventilation problems, moisture, insulation deficiencies and unusual modifications.
5. Plumbing
Older homes may contain a combination of original plumbing and materials installed during different renovations.
The condition of supply lines, drain lines, visible corrosion, leaks, water pressure and previous plumbing repairs can all be important.
The goal isn't simply to determine whether the faucets work today. It's to better understand what plumbing components you may be responsible for in the future.
6. Heating and Cooling
Michigan's climate makes the heating system particularly important.
Check the age and apparent condition of the furnace or boiler, air conditioning equipment, water heater, ductwork and venting.
An older home may have had several generations of mechanical equipment installed over its lifetime, so pay attention to how newer equipment was integrated into the house.
7. Basement, Drainage and Water
A freshly painted basement can look great, but buyers should still look for evidence of previous moisture.
Check the foundation walls and floors, sump system, grading, gutters and downspouts.
Water staining, efflorescence, musty odors or previous repairs may provide clues about how water has behaved around the property.
8. Windows, Insulation and Energy Efficiency
An older home can be structurally sound while still being expensive to heat and cool.
Windows, attic insulation, air sealing and the efficiency of the mechanical systems can have a significant effect on comfort and monthly expenses.
These aren't necessarily reasons not to buy the house. They are expenses worth understanding before you own it.
For additional Michigan maintenance considerations, see the Michigan Winter Home Checklist.
9. Lead Paint, Radon and Other Environmental Concerns
Most homes built before 1978 are subject to federal lead based paint disclosure requirements. Buyers must receive required information about known lead based paint and available reports, and buyers generally have an opportunity to conduct a lead inspection or risk assessment.
Older materials may also warrant questions about possible asbestos containing materials, particularly before remodeling or disturbing them.
Radon isn't limited to older homes, but it is another condition buyers should consider testing for. The EPA recommends radon testing when buying or selling a home.
10. Additions and Previous Remodeling
Sometimes the most important part of an older home isn't what was built originally.
It's what someone changed later.
Finished basements, additions, converted porches, added bathrooms, removed walls, decks and major remodeling deserve a closer look.
Ask what was changed, when the work was completed and whether permits or other records are available when applicable.
Don't Just Create a Repair List
One of the best ways to use an inspection is to think beyond the immediate transaction.
Try separating what you learn into three categories:
Needs attention now
Items affecting safety, function or the immediate condition of the property.
Likely within the next few years
Components that are functioning today but may be approaching repair or replacement.
Longer term ownership items
Projects that aren't urgent but should eventually become part of your maintenance or improvement plan.
This can give you a much clearer picture of the true cost of owning the home.
The inspection can also affect what happens next in the transaction. If significant problems are discovered, the purchase agreement and inspection terms determine what options may be available. This guide on How to Negotiate the Price of a Home explains some of the broader considerations when negotiating a purchase.
Skipping important due diligence is also one of several problems buyers can avoid. See The Biggest Mistakes Home Buyers Make for additional things to consider before purchasing.
An Older Home Can Still Be a Great Home
A well maintained 80 year old house can sometimes be a better purchase than a poorly maintained house built 20 years ago.
The goal isn't to avoid older homes.. It's to understand what you're buying.
Look beyond the finishes and learn as much as you reasonably can about the structure, major systems, previous improvements and likely future expenses.
When you're ready to start looking, visit SoldByCaleb.com to search available homes or reach out if you'd like help evaluating your options.
Sources: U.S. Environmental Protection Agency guidance regarding lead based paint and radon. Inspection scope and additional testing can vary by property and inspector.