What Can Go Wrong With an Older Home, and What's Just Normal?

Most of what scares first-time buyers in an older home is normal. A few things are not, and those are the ones worth a closer look and a good inspector.

I'm a Home Buying Realtor in Milwaukee, WI, and I help buyers with older homes all the time. Here's how I sort the two.

• Floors that creak or slope a little
• Hairline cracks in plaster or drywall
• Small closets and older kitchens or bathrooms
• Older windows that need work or replacement
• Worn paint, scuffed floors, and dated light fixtures

These are mostly cosmetic or small. They may cost money to change, but they don't usually mean something is wrong.

• Foundation: wide or growing cracks, walls that bow, or doors that stick across the house
• Water: stains on ceilings, a damp or musty basement, or signs that water has been coming in
• Roof: sagging, missing shingles, or stains below the roofline
• Electrical: old fuse boxes or outdated wiring
• Plumbing: old pipes, low pressure, or slow drains
• Furnace and water heater: how old they are, and when they were last serviced
• The sewer line from the house to the street, which an inspector can sometimes camera

Homes built before 1978 may have lead-based paint. There's a federal disclosure for that, and I'll go over it with you.

An older house isn't a problem if the big pieces have life left. A furnace that's 20 years old might run fine for years, or it might not. The inspection report and the seller's records will help you plan, not guess.

An inspector sees things I can't, and the report gives you a list to work from. I'll read it with you, and we'll decide what to ask for, what to accept, and what to walk away from.

I've told buyers, "I wouldn't buy this one." It's not what anyone hopes to hear, but it's better than a surprise after closing. My job is to help you decide, not to close a sale at any price.

1. How old are the roof, furnace, and water heater?
2. Has there ever been water in the basement?
3. What updates were done, and are there papers for them?
4. Why is the seller moving?

After the inspection, sort the findings into three piles: safety items, big expensive repairs, and everything else. Ask the seller about the first two, and decide whether the third is worth your time. You can also use the report to plan your first-year budget.

What I'd do next: pick two older homes you like and walk through them with the lists above. See what you notice.

If you're in Milwaukee and thinking about an older home, call me. I'm a Realtor in Milwaukee, WI, and a Milwaukee real estate agent who answers the phone. I'll help you look past the paint and see what matters. No pressure.

See how I help buyers in Milwaukee and how I sell homes in Milwaukee. I'm Rich Barnes with Realty Experts, and I answer the phone: 414-899-8146.