Fallen in love with an older home?
The tall ceilings. The large backyard. The charm you won’t find in a new construction.
Old homes have lots of character. However, they can also come with some costly problems behind the walls and beneath the floor boards. Such as:
- Termite damage
- Cracked foundations
- Old wiring and asbestos
Here’s the problem:
Buyers typically discover these things after the contract is signed. And by that point… it’s too late.
This checklist will walk you through everything you need to inspect before buying an older house. So you can buy with confidence, or walk away before it costs you thousands.
Let’s jump in!
Why Older Homes Need a Combined Building and Pest Inspection?
Every house ages. That’s normal.
Yet older homes have weathered decades of the elements, use and (occasionally) less-than-professional DIY jobs. Many older homes were also built with materials and techniques that are no longer common.
So basically an older house can appear wonderful at the open house… but have underlying issues.
The easiest step to take is organise a combined building and pest inspection prior to signing your contract. During this inspection a home’s structure is assessed along with a thorough check for termites and other timber pests. Everything is inspected in one visit and you receive one detailed report highlighting issues with the roof, walls, subfloor and pest activity. There is no doubting what you are buying when you have all the information. This is why most property inspections done on older properties are combined building and pest inspections, rather than two separate inspections. As previously stated older homes are prone to both building and pest issues.
Think about it:
An inspector may find a sagging floor. But why? Decay? Water damage? Or termites eating at the wood from within?
Checking both together gives you the full picture.
The 5x Big Things to Check
OK, now on to the good stuff. Below are some of the most important red flags to be aware of when inspecting an older home.
1. Termites and Timber Pests
This is the big one…
Termites are huge issue in Australia. Professionals believe up to one in three homes will experience a termite problem in their lifetime. Australians spend approximately $1.5 billion each year on termite damage.
Older homes are at higher risk because they often have:
- Timber frames and floors
- Old (or missing) termite barriers
- Garden beds built up against the walls
The frightening thing about termites is that they consume wood from the inside out. By the time you notice the damage, it is often too late.
Signs of: mud tubes on walls, timber that sounds hollow, paint that bubbles and wings discarded near window sills.
2. Structural Issues
Cracks can be perfectly normal. Hairline cracks are normal in mature housing stock that has settled over time.
But bigger cracks can point to something more serious — like foundation movement.
Look out for:
- Cracks wider than a few millimetres
- Doors and windows that stick or won’t close
- Sloping or bouncy floors
- Gaps between the walls and ceiling
These issues can run you tens of thousands of dollars in repairs. Always seek professional advice first.
3. Roof and Moisture Problems
Water is an older home’s worst enemy.
Drippy roofs, choked gutters and poor drainage cause rot, mould and rising damp. And here’s the kicker… moisture also attracts termites.
Look for water stains on ceilings. Peeling paint, musty odours or wet spots on lower walls are also clues. A quick inspection of the roof space and under the house can reveal a lot.
4. Asbestos
Was the home built before 1990? Then asbestos is a real possibility.
In fact, one in three residences is thought to contain it. Fibro walls, roofing sheets, vinyl floor tiles, eaves, even your pipes may have had it used as insulation.
Asbestos is relatively safe if it’s intact and undisturbed. It becomes hazardous when it’s damaged or disturbed – such as during a renovation. Thinking about renovating? Hire a licensed asbestos assessor to inspect the home first.
5. Wiring, Plumbing and Other Hidden Costs
Old homes often come with old systems.
Old wiring can pose a fire hazard. Galvanised pipes can corrode over time, leak and reduce water pressure. Your old switchboard may also lack safety switches and need replacing.
These are rarely show stoppers. However, they do increase the true cost of your home. You can get an estimate from a licensed electrician or plumber beforehand.
Is That Older Home Still Worth It?
Here’s the thing…
Fixer-uppers can be older homes with some problems. They may even be the best investment on the block!
Knowledge is power. When you get your inspection report, organize every defect into one of three categories:
- Deal-breakers: major structural damage, active termites, badly damaged asbestos
- Negotiation points: roof repairs, rewiring, drainage fixes
- Minor jobs: small cracks, cosmetic wear, general upkeep
Get estimates for major expenses. If repairs total $30,000, for example, you have justification to negotiate.
A problem you know about is a bargaining chip. A problem you don’t know about is a bill.
Pretty simple, right?
Also ensure your contract allows sufficient time for you to complete your inspections. Many buyers make their offer subject to ‘satisfactory building and pest report.’ This provides an out if something major is uncovered.
Quick Questions Answered
How old is an “older” home?
There’s no hard-and-fast rule. However structures erected prior to 1990 require special attention due to asbestos, old wiring and ageing timber.
Can you fix termite damage?
Yes, usually it does. However, it depends on how widespread the damage is how much you’ll have to pay to repair it. This is why detection in the early stages is so important.
Should you still buy if the report finds problems?
Perhaps. Virtually every older house has some defects. What’s important is how major they are and how much they will cost to repair. Use the report to determine if the price is still fair — and negotiate if necessary.
The Final Word
Old houses have charm. Charm won’t cover termite damage or roof replacement costs.
Before you commit, make sure you:
- Book a combined building and pest inspection
- Check for termites, cracks, moisture and asbestos
- Look closely at the wiring and plumbing
- Get quotes for any big repairs
- Use the report to negotiate (or walk away)
Do your homework in advance and you’ll know — beyond a shadow of a doubt — if that fixer upper is a diamond in the rough or a money pit.
