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As unlikely as it seems, I’ve been in thousands of basements, attended hundreds of inspections & been covered with construction dust a multitude of times. I have hosted new construction, rehabbed a 1917 house & dug in the scary depths of more than one unfinished crawl space.
So, when I view a house, either to value it for a Seller or representing a Buyer, I’m interested in the systems, as much as the space. I learned from my chiropractor that sore feet will eventually give you a headache; Likewise, a weak foundation will show all the way up to the roof. Don’t get me wrong. Much of what I’ll describe has been standing for almost a century, It simply results in weak links in the system, many of which are pretty inexpensive to fix.
If I can, I head to the basement first. My favorite inspectors quote is: “There are 2 kinds of basements: Those that have leaked & those that will.” Evidence of past & current water includes whether my eyes burn when I enter the space.
I like to look at the posts & joists, if they are exposed. They will explain spongy or wavy floors above. My first house had the joists cut around the chimney (the heating plant was an afterthought!). They had been left to hang, causing a low spot in the center of the house. And that was OK… when it was built. After all, building codes have changed dramatically over the last 100 years. They are still changing. In older houses, the joists are often 2 x 6’s. The engineering wasn’t dictating load over span, so many of these are spaced up to 2 feet apart, with no supports between the main beam & the sill plate. The floor above will feel a bit like a trampoline, as it flexes across the unsupported space. In newer homes, you might find manufactured joists. While these may look flimsy, they are actually stronger & should support the house longer & more firmly because they are “engineered”.
I also look at the posts supporting the center beam. Again in older homes, the standard was – well – non-existent. Many of these posts are set directly on the floor or had the floor poured around them. The bottoms are slowly eaten by microbes, a few microns a year. Again, over a hundred years, it starts to add up. The house sags in the middle; You can even see it from the outside – the roof will look like a swayback horse, low in the middle of the ridge.
While I’m in the basement, I also look at the heating plant, the electrical box & any exposed plumbing.
I actually have good things to say about Gravity furnaces – you know, the ones that look like a swollen octopus has eaten half your basement. It was made of cast iron; it may not be high efficiency, but it lasted 80+ years for a reason. Of course, it can make the basement a really unwelcoming place. Newer furnaces take up much less space & use less fuel. My rule is: If it’s broke, replace it. Otherwise, just enjoy the quiet, dust free operation & sock away some money to replace it with the next round of efficiency rebates. Then, you can get Air Conditioning, too! If there is a boiler, my personal favorite, you might have to choose another AC system. I have learned the virtues of the mini split as a partner to this system.
An Inspector will also tell you that fuses can be a safer system to operate than circuit breakers, as you have to replace a fuse, but may repeatedly flip a circuit without appropriately addressing the issue. But, your insurance will be remarkably higher. The investment in a new circuit box, with the appropriate number of outlets & greater protection for your electronic toys is worth every penny. Current code requires smoke detectors & carbon monoxide detectors, as well. Your electrician may hardwire these with the new box.
As for plumbing, galvanized water supplies in the basement are one of the major items I get excited about. I have learned that Lead (yes, that mineral) main line were actually used in some St. Paul neighborhoods & at certain points in history, shady contractors would pretend to replace main supplies with copper & not actually run it to the street. While evidence of leaking is important, equally important is a test of the system involving running water at several devices at the same time to see how it flows. Lead testing is something I leave to the professionals.
This brings me to the main floor systems. I look for broken sash cords & panes on windows, evidence of storm windows, stain patterns & cracks. Observation will tell how the house lives, how it has been kept & if the last time they fixed the expansion crack if they corrected the support issue, too. Windows that have fogging between sealed panes can point to low quality, abuse or poor support. Sometimes, a “well built” house will begin to sag because high humidity has started decomposition of the support structure. This is a HUGE red flag.
I usually leave the attic to the inspector, unless it’s easy to walk up. The inside of the roof, if exposed, might show staining. If it’s insulated, it might have 1 or 2 different kinds of insulation. It’s good to have more information from the Seller on this & everything else, to use as a yardstick for what is seen. Important to note is that most older homes don’t have enough room in the rafters for air channels & adequate insulation, if you plan to finish the space. The rafters can be made deep enough by a careful contractor, so it’s a good idea to get a professional to consult when you get into remodeling.
Lastly, outside, it’s good to see a tight “envelope”. Cracks in the foundation or exterior walls let in pests & water – the home’s enemies! I conduct a “flat foot” inspection of the roof (I don’t get on a ladder). If the shingles are curling, cupping or visibly separating, an immediate evaluation by a professional is warranted. Recent hail might not show evidence from the ground, so it’s a good idea to know if that could be an issue, by reading the Sellers’ Disclosure or asking questions.
Above all, understand that “Buyer” eyes & “Owner” eyes are different. You may be willing to live with a flaw to get the perfect house or get by. Or, you might see something that will make you run screaming. More information is better.
While I can make a good overview of the systems, I always appreciate the opinion of professionals. Certified Inspectors, Licensed & Bonded Contractors & trained Engineers can make sense of confusing evidence. I know some great people. Ask if you need a referral!
