Century House Inspections

[TexasRed]

If I am to proceed with purchasing the great old pink house built in 1906, I am going to need an inspection. Need to be realistic about what I am getting into. We will need to make a trip to Texas soon if we are going to do this. I'd like to get as many things scheduled in advance, as we won't be able to stay more than a week.

I am not sure I will find an home inspection company in this area that specializes in century homes. (Will start making calls tomorrow). In the event I can't, what advice do you all offer? There must be specific things about old houses that need to be considered. Even things that I need to look out for that wouldn't be included in an inspection.

I appreciate any suggestions & advice for this stage of the process. TIA

[bankeny]

If they recommend replacing those old worn out windows with high efficient vinyl inserts and saving time and money by installing vinyl siding so you never have to paint again.... RUN!!!!!!

[Gothichome]

Texans red, I bumped a previous discussion on inspections

[kelt65]

Try the local - or nearest - preservation society. They will know.

[TexasRed]

Many thanks Gothichome for bumping up that discussion. Sorry I didn't see it back in August. I believe it answers my questions and tells me the important things to consider. These would be repairs for a pro:

Foundation
Termite Damage
Roof
Heating system & A/C
Electrical service
Sewer & Plumbing

Everything else is somewhat cosmetic to me.

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bankeny - I won't even look at a house if it doesn't have original windows. Fortunately it does (first thing I checked ) and the cypress clapboard siding is intact - needs a few repairs and paint.

Appreciate all the suggestions & help.

[TexasRed]

kelletim, thanks for the suggestion. I'll have to look into whether they have a preservation society (really small town). I do remember reading about the local historical society when I last visited. They should be able to help me out.

If I don't have any luck, I could try the fabulous century old library which is just 1 block fom this great house. It is a Carnegie Library built in 1911. Walking into it is like a 100 year time warp. ...Talk about original! It is so awesome.

[Sara]

I can not stress enough having someone inspect the sewage and water lines. A lot of lines need to be replaced in older homes and this could be a major expense.

[Bungalove]

I'll add that in older homes asbestos and lead could be concerns. Lead paint can be painted over, but asbestos is a bear to get rid of and can cost a fortune.

Also, have someone check for mold. When we had our current house inspected, the inspector found mold in the attic space but was unqualified to give a true opinion on it, so we had to get a second inspector. If we had chosen someone qualified in more areas in the first place it would have been much better.

[TexasRed]

Sara -

Thanks for stressing the importance of the sewer lines. You are right, that could be a BIG expense. I hope the line has been replaced already as the home was occupied up until the recent passing of the owner. Fingers crossed.

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bungalove - Oh wow, I hadn't thought about asbestos .

Lead paint did cross my mind since the exterior needs a good scraping/sanding & paint. I can't remember if any of the interior besides ceilings is painted - wallpaper everywhere! lol Very much appreciate you bringing this to my attention.

[SouthernLady]

Two things that came to my mind when reading this thread--are there any ceiling tiles? They could also be asbestos. I have them on my second-floor ceilings... This means restoring the original beadboard ceiling underneath is most likely not going to happen for me, due to the cost I assume it could entail.

Also, make sure all the electrical outlets work. I still have some that were overlooked by the inspector that give me a fit!