Older Atlanta Home Inspection
We're Your Older Atlanta Home Inspection Expert! Some buyers feel cheated when expensive repairs are suddenly forced upon them a year or two later, or the adaptations they had planned for the interior cannot readily be made. The danger is that they carry a fantasy in their minds that does not always mesh with reality. Questions that should be discussed include the likely life of mechanical systems, regardless of how well they are currently operating; whether all or just part of a particular system, such as the plumbing, had been modernized; the adequacy of an electrical system, foundation deficiencies, and termite damage or water damage.
In many older Atlanta homes, ornate bannisters, stained-glass windows and fine wall moldings may add to the allure of the houses, but are they really better built? Possibly. Are there problems and limitations that are not readily apparent to buyers? More often than not there are.
Buyers are also warned that insulating some older houses, such as rambling Victorians, might present complications because of size and layout. They should also discuss any plans for additions or modifications with professionals and community officials before making a final decision to buy, since structural difficulties or historic designations may preclude or complicate desired changes.
It is important to go beyond a seller's claims about the updating of systems. New piping in the basement doesn't necessarily mean that every pipe in the house was changed.
It is common to change only those sections of piping that had started to leak, and that the horizontal lines in the basement tended to fail first. Most likely, the original galvanized metal risers - the vertical lines inside the walls - are still in place and may fail at any time, especially since engineers have found that mixing metals within the same plumbing system hastens deterioration. Often too, there is a mix of original iron drain lines and modern plastic drain lines.
Take note of the anticipated life of existing elements. A composite (shingle) roof is likely to last no more than 15 years, a slate roof about 70 years. Brickwork usually needs repointing after 40 years. Similarly, all heating and hot-water systems have known lifespans, like those of cars.
Some difficulties are more apparent than real. A tilting or creaky floor will probably not present the buyer with a serious problem. A floor often creaks simply because a nail has come loose between the finished floor and the sub-flooring.
The dangers of insect damage, so prevalent in older houses, have been exaggerated for this part of the country. Ninety percent of the time, it's not serious. It can be treated.
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Inspector's Cell: 404-219-2766
