We're under contract on a beautiful 1920s craftsman. Got the inspection report yesterday and im trying not to cry lol. Its 65 pages long with like 80 items flagged. Knob and tube wiring still present in some areas, galvanized plumbing, settling cracks, original windows, chimney needs work, the list goes on. We expected some issues but this feels like everything is wrong. Is this normal for a 100 year old house? Do we walk away or is this just what old houses are like?
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This is completely normal for a house that age. I own an 1890s Victorian and our inspection report was similar. The question isn't whether there are issues - there always are in century-old homes. The question is whether the issues are manageable and expected vs. truly problematic.
thats reassuring. how do you tell the difference between manageable and problematic?
Start with safety and structure. Knob and tube that's properly maintained isn't an emergency. Galvanized plumbing works until it doesn't. Original windows can be restored. But foundation issues, active roof leaks, or compromised load-bearing elements are different. Focus on what threatens the house vs what's just old.
We bought a 1918 craftsman 5 years ago with a similar report. Knob and tube, cast iron drains, all original everything. We budgeted 5k per year for updates and have methodically worked through the list. Still love the house, no regrets. Old houses need different expectations than new construction. If you love craftsman character, the work is worth it.
65 pages is thorough but 80 items for a 1920s house is actually not that bad. Ive written longer reports on 50 year old houses in worse shape. Separate the items into categories: safety concerns (probably 5-10 items), major repairs needed soon (maybe 10), maintenance items (30+), and cosmetic/informational stuff (the rest). That should help you see the real picture.
ok this is really helpful. when I look at it that way, theres really only about 8 things that feel like deal issues. the rest is just old house stuff
One thing to consider - many 1920s homes have survived a century because they were well built. Original materials are often higher quality than modern replacements. A 100 year old original window with proper glazing putty outlasts most vinyl replacements. Approach updates thoughtfully, dont gut everything just because its old.
Get quotes on the electrical and plumbing before you panic. Knob and tube removal in a craftsman can sometimes be done in phases - not always a 20k all-at-once project. Same with galvanized, some plumbers will replace the worst sections first. Knowing actual numbers helps you plan whether to negotiate, budget, or walk.
Late to this thread but wanted to add something. We bought a 1924 bungalow with a similarly terrifying report and i remember that exact same feeling of wanting to cry reading it. Two years in now and honestly the old house stuff is way more manageable than we thought. We did the electrical first (about 4k for partial rewire), the galvanized pipes started leaking 6 months in so we did those next (3,200). Everything else has been small weekend projects. The charm of these houses is so worth it if you can handle some ongoing maintenance. Dont let the length of the report scare you away from a house you love.
Just want to throw in a different perspective since everyone here is saying go for it. My wife and I bought a 1919 foursquare and the report was about 70 items. We figured itd be like what people here are saying, just chip away at things slowly. Three years in and weve spent close to 65k on the house beyond the purchase price. The big ones were foundation work (18k), full rewire (14k), new boiler (9k), and lead paint abatement for the nursery when we had our kid (6k). I dont regret buying it but I wish someone had been more honest with me about the real numbers before we closed. If youre buying an old house make sure your budget isnt just 5k a year for little stuff. Sometimes the big stuff all hits at once and you need access to real money. We took a HELOC to cover the foundation and electrical. Just be realistic about what 'manageable' actually means for your finances.