Pre-1940: Historic Atlanta Homes
Atlanta's oldest surviving homes include Victorian-era houses in Grant Park and Inman Park, Craftsman bungalows in Virginia-Highland and Candler Park, and early 20th century homes throughout intown neighborhoods. These homes have tremendous character but require understanding of their era-specific construction.
Foundation and Structure
Most pre-1940 Atlanta homes have pier-and-beam foundations, often with brick piers. A century of Georgia's wet-dry soil cycles typically produces some settling. Minor foundation irregularities are expected; significant differential settlement or active movement warrants structural evaluation. Floor slopes of 1/2 inch over 20 feet are common; slopes exceeding 1 inch per 20 feet suggest more serious movement.
Electrical Systems
Original wiring in pre-1940 homes was knob-and-tube, which can function safely but wasn't designed for modern electrical loads. Many homes have been partially rewired, creating a mix of wiring types. Full rewiring typically costs $8,000-15,000 for an average bungalow. Even homes with modern wiring may have undersized service panels (60-100 amp) that limit capacity.
Plumbing Systems
Original supply lines were galvanized steel, which corrodes internally over decades. Reduced water pressure and rust-colored water indicate failing galvanized pipes. Drain lines were typically cast iron, which can last 80+ years but eventually develops cracks and joint failures. Replacement costs vary significantly based on accessibility.
Other Era-Specific Concerns
Pre-1940 homes may have lead paint (virtually certain), asbestos in various materials (common), and original single-pane windows. These aren't necessarily deal-breakers but should be understood and managed appropriately.
1940s-1960s: Post-War Expansion
Atlanta's post-war boom filled neighborhoods like Brookhaven, Chamblee, and portions of Decatur with modest ranches and split-levels. These homes typically have slab-on-grade or basement foundations and reflect the building practices of their era.
Foundation and Structure
Slab foundations on Georgia's expansive clay soils can experience movement. Look for diagonal cracks at corners of windows and doors, which indicate foundation settlement. Basement homes may show water intrusion during heavy rains—Atlanta's clay soil doesn't drain well.
Electrical Systems
Post-war homes typically had copper wiring from the start but may have 60-100 amp service that's inadequate for modern needs. Panel upgrades are common requirements. Watch for Federal Pacific or Zinsco panels from this era, which have known safety issues and should be replaced.
Plumbing and HVAC
Copper supply lines and cast iron drains were standard. Many systems from this era are reaching end of life now. HVAC systems have been replaced multiple times; current systems should be evaluated on their own merits rather than original installation.
1970s-1980s: Suburban Expansion
This era saw massive development in Cobb, Gwinnett, and north Fulton counties. Split-levels, two-story colonials, and larger ranches filled new subdivisions. Several materials common in this era have since proven problematic.
Polybutylene Plumbing
From approximately 1978-1995, polybutylene (PB) plastic piping was widely used in Atlanta-area construction. This gray or blue plastic piping is prone to failure, particularly at fittings and where exposed to chlorinated water. Many insurers won't cover homes with PB plumbing, and replacement typically costs $4,000-8,000.
Aluminum Wiring
Some 1960s-1970s homes used aluminum branch circuit wiring, which has higher fire risk at connections. Aluminum wiring requires special outlets and switches or professional remediation. This doesn't mean the home is unsafe, but proper connections are essential.
HVAC Efficiency
Heat pumps became popular in this era but early units were inefficient by modern standards. Systems from this period are well past typical lifespan and should be budgeted for replacement.
1990s-2000s: McMansion Era
Rapid construction during this period built out much of suburban Atlanta. Larger homes, higher ceilings, and builder-grade finishes characterized the era. Construction quality varied significantly.
EIFS/Synthetic Stucco
Exterior Insulation and Finish System (EIFS), often called synthetic stucco, was popular for exterior finishes. When improperly installed—common during the rush construction of this era—EIFS can trap moisture and cause severe wood rot behind the cladding. Homes with EIFS require careful evaluation, and moisture testing is recommended.
OSB Sheathing Issues
Oriented strand board (OSB) replaced plywood in much construction. While acceptable when properly installed and protected, OSB degrades quickly when exposed to moisture. Failed flashing or roof leaks can cause rapid OSB deterioration.
Builder-Grade Materials
Many homes from this era used lower-quality fixtures, cabinets, and finishes that show wear after 20-30 years. While not structural issues, buyers should expect to update kitchens, bathrooms, and fixtures.
2010s-Present: Modern Construction
Recent construction generally benefits from improved building codes, better materials, and updated practices. However, new homes aren't problem-free.
Construction Quality Variations
Atlanta's hot housing market has sometimes led to rushed construction. Common findings in new homes include improper flashing installation, inadequate attic ventilation, HVAC sizing errors, and finish defects. New home warranties help address these issues, but thorough inspection remains important.
Energy Code Requirements
Modern energy codes require tighter construction, which reduces air leakage but can create moisture issues if ventilation and HVAC aren't properly designed. Mechanical ventilation and humidity control are more important in modern tight homes.
Smart Home Integration
Newer homes often include smart thermostats, networked devices, and other technology. While convenient, these systems require evaluation for proper function and future supportability.