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<h1>Common Repairs Found During Inspections<br></h1>

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<h2><strong>Home Inspection</strong><br></h2><p>It's time to have a home inspected once you put it under contract. This can sometimes be more work and can be just as terrifying (or scarier) than the initial contract discussion. It's critical to know what to anticipate from an examination. It's typical for houses to need repairs as they age. Older homes frequently have out-of-date systems since construction standards evolve and improve. It makes the inspection process go more smoothly if you are aware of this prior to having the property inspected.</p>

<h1><strong><span style="color: rgb(241, 241, 241);">Major Systems in Homes of Any Age</span></strong><br></h1>

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Since the 1990s, foundation engineering has significantly improved, thus there are less problems with contemporary homes. However, because to our broad clay soil in central Texas, foundation issues can occur in any property. The good news is that since properties typically don't start shifting suddenly, there is a significant likelihood that one that is currently within tolerance won't experience issues in the future. Repairing a foundation is both expensive and labor-intensive. This frequently "kills deals."

If an HVAC system needs to be changed, the cost per unit is around $8000–12,000. Normally, they last between 15 and 20 years before needing to be replaced. While you don't typically replace an old air conditioner before it breaks, you usually do so when it does. (We have observed systems that are up to 30 years old still functioning, but that is likely just luck.)

Shingle roofs are normally $10k to $15k, however the cost does vary depending on the size of the roof. Roofs are made with 20 or 30-35 year shingles (sometimes there are 50-year metal or tile roofs, but this isn't as frequent). When a roof is 15 years old and has a rating of 20 years or when a roof is 20 to 25 years old and has a rating of 30 years, inspectors will typically declare that the roof is "at the end of its useful life." * How to distinguish a 20-year shingle from a 30-year shingle (see this video at https://www.youtube.com/watch?v=CTuz7ybItfI) * Skyview Estimator: Roof Measurement Service

Traditional hot water heaters are extremely basic equipment that rarely break, although the tank will eventually fail. They typically survive 10–15 years (and occasionally up to 20). It costs between $150 and $2,000 to replace it after that. Because they have more moving components, tankless water heaters might break and need to be fixed. For replacement, budget $3,500 to $4,000.

<h1><strong><span style="color: rgb(241, 241, 241);">Homes Built from 2000 to Present</span></strong><br></h1>

Up until 2010, the majority of HVAC systems used R22 coolant, which was known to harm the ozone layer. 2010 saw the EPA. R22-using new air conditioner sales have been halted. The US outlawed the production and import of R22 in 2020. As a result, the majority of HVAC systems that were constructed between 2010 and earlier and used R22 are no longer in use. You can't refill the coolant if it spills. Most HVAC technicians will advise a complete replacement if the system malfunctions.

It's excellent that all houses constructed after 2000 will have double- and sometimes triple-paned windows. Fogging occurs when the seals on double-paned windows fail, which is not good. They do appear horrible, despite the fact that this is merely a cosmetic issue, and the inspection will note this. The panes for each window cost about $200.

<h1><strong><span style="color: rgb(241, 241, 241);">Homes Built from 1990-2000</span></strong><br></h1>

It's fantastic that most houses constructed after 2000 have double-paned windows. Fogging occurs when the seals on double-paned windows fail, which is not good. They do appear horrible, despite the fact that this is merely a cosmetic issue, and the inspection will note this. The panes for each window cost about $200.

Because it is a subpar quality, this siding material is no longer in use. A pressboard product called Masonite will deteriorate after soaking up water. Masonite siding is not a problem with routine maintenance (paint), but because many 1990s-era homes weren't kept up perfectly, it's common to see problems. The cost of replacing the siding entirely is high. A much more affordable option is usually to replace some of the siding and repaint.

<h1><strong><span style="color: rgb(241, 241, 241);">Homes Built from 1970-1990</span></strong><br></h1>

During these years, aluminum wiring was quite prevalent, but it was also used in certain residences built between 1960 and 1990. Because aluminum expands and shrinks as it heats and cools, the connecting points may eventually become loose, making aluminum less than ideal. There are differing views on the matter, however it is required by code to either pigtail the aluminum/copper connections or replace the outlets with CO/AL-rated outlets. 

Although it wasn't perfect in any decade, foundation design was better in the 1980s than the 1970s and better in the 1960s than the 1970s. As you travel east in Austin, the clay becomes more vast. As you look at older homes and as you move east, it's a good idea to pay closer attention to a property's foundation. When you're looking in one of these communities, we can assist you identify them because there are some in Austin that are known to have foundation issues.

From the 1950s until the 1980s, "FedPac" panels were among the most popular electrical panels. Federal Pacific was no longer in operation after losing a lawsuit in 2005. Although there are still millions of houses with FedPac panels, there are no definitive studies to determine whether there is an additional risk associated with having one. Nevertheless, inspectors will always flag these panels, and electricians will always advise that you replace them.

It wasn't until the 1990s that double-paned windows became widely used. It's important to observe whether or not the windows of a house built in the 1980s or earlier have been replaced with double-paned windows. Single-pane windows are much less energy efficient than double-pane windows, which also look nicer and block noise.

<h1><strong><span style="color: rgb(241, 241, 241);">Homes Built from 1960-1970</span></strong><br></h1>

Almost all homes constructed before 1970 used cast iron plumbing. Cast iron rusts with time and will eventually break down in this sewer line, which travels beneath the home and to the street (in the earth). The cost of the remedy is in the tens of thousands. It's crucial to notice whether or not the sewer pipes have been rebuilt when inspecting older homes.

The majority of the Federal Pacific electrical panels found in houses constructed in the 1960s are now regarded as being out of date. Checking to check if the electrical panel and service have been updated is a fantastic idea. If they haven't, an inspector will almost certainly point this out and an electrician will suggest a replacement.

During these years, aluminum wiring was quite prevalent, but it was also used in certain residences built between 1960 and 1990. Because aluminum expands and shrinks as it heats and cools, the connecting points may eventually become loose, making aluminum less than ideal. There are differing views on the matter, however it is required by code to either pigtail the aluminum/copper connections or replace the outlets with CO/AL-rated outlets. Aluminum wire does not need to be replaced (per code).

In the 1960s, foundation design was still in its infancy, therefore issues were widespread. If the home is east of Mopac, the majority of 1960s-era homes have foundation movement that is intolerable. Homes west of Mopac are built on limestone, which is more stable soil, hence foundation issues are less frequent.

No houses constructed in the 1960s had double-paned windows, but many of them have since been replaced. When shopping, it's a smart idea to keep this in mind.

<h1><strong><span style="color: rgb(241, 241, 241);">Homes Built Pre-1960</span></strong><br></h1>

Homes east of Mopac frequently experience problems with slab foundation engineering, which dates back to the 1950s. The majority of houses constructed in the 1950s and practically all houses constructed prior to 1950 are on pier and beam (crawlspace) foundations. Although this sort of foundation is less expensive to repair than a slab, they frequently aren't level. In fact, it happens so frequently that "shimming" a pier and beam slab every 10 years to counteract the movement is considered usual.

Almost all homes constructed before 1960 used cast iron plumbing. Cast iron rusts with time and will eventually break down in this sewer line, which travels beneath the home and to the street (in the earth). The cost of the remedy is in the tens of thousands. It's crucial to notice whether or not the sewer pipes have been rebuilt when inspecting older homes.

Almost all panels put before the 1960s are now regarded as obsolete. Checking to check if the electrical panel and service have been updated is a fantastic idea. If they haven't, an inspector will almost certainly point this out and an electrician will suggest a replacement.

If the outlets are unground, they will be 2-prong (instead of 3-prong), indicating that there is no ground. Beyond the fact that many electronics require an adaptor to be plugged in, the absence of a ground presents a safety risk. The cost of grounding every outlet is high. Installing GFCI outlets all across the place is a less expensive approach that complies with code. One grounded outlet per room is often suggested by electricians as a less expensive, safer alternative to ungrounded outlets.

Homes constructed before 1960 frequently have asbestos siding. Yes, asbestos makes a fantastic insulator! The good news is that asbestos siding only poses a risk when it is crushed and released as dust into the atmosphere. It is more expensive to replace the siding than any other type since asbestos disposal costs are added if you decide to do so.

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<h3>While not all of the issues you'll notice during an inspection are included on this list, it's still a good idea for you to be aware of the high-impact ones. In case you have any inquiries regarding anything listed here or any other repair items, don't hesitate to contact us!</h3>

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