Free: The 30-Minute Old-House Audit Checklist

1 · Exterior & Roof 5 min

Walk the perimeter before you go inside — the envelope is where old houses fail first.

Roof age & layers Ask for the permit date. 20+ years with 2+ layers = tear-off replacement coming. $8k–$18k

Gutters & downspouts Clogged or missing = foundation moisture damage. Extend downspouts 6+ feet from the house.

Grading & drainage Does rain drain away from the house? Fill any low spots against the foundation. Fix now

Windows from outside Rot, missing glazing putty, broken sashes — each one is a restore-or-replace decision. $200–$600

2 · Basement & Foundation 5 min

Your first question about any old house: what does the water story look like?

Foundation cracks Hairline = normal. Stair-step cracks, bowing walls, or sticking doors = structural engineer. $400–$800

Dampness & efflorescence Wet walls, white powder deposits, or musty smell = active moisture entry to solve before any interior work. Fix now

Sump pump & drains Test the pump, check the sewer clean-out, and schedule a camera inspection of the main line. $300–$500

Sagging floors above Roll a marble across each room. Deep sags indicate cut joists or failed beams. $3k–$15k

3 · Electrical & Plumbing 6 min

Safety, insurability, and your budget floor — check these before you fall in love with the house.

Panel age & brand Federal Pacific Stab-Lok or Zinsco brand = immediate replacement. Any panel pre-1980 = budget for upgrade. Fix now

Knob-and-tube wiring Porcelain knobs in attic or basement = K&T. Budget a full rewire — non-negotiable. $9.5k–$20k

Plumbing material Galvanized steel supply = 40–70 year life, often fully rusted inside. Copper or PEX = fine. $4k–$12k

Water heater & HVAC age Water heater 10+ years, furnace 15+ years — both are negotiation leverage points. $900–$12k

4 · Walls, Floors & Character 8 min

Room by room, top to bottom. This is where you make the restore-vs-replace decisions.

Plaster condition Tap test — hollow sound = failed keys. Bowing or soft = reattach with plaster washers. Cracked but stable = skim coat. $2–$12/sqft

Hardwood floors Original old-growth floors are irreplaceable. Refinishable unless water-damaged or cut for additions. $3.5k–$6k

Windows from inside Operate every sash. Broken cords, missing glazing, rotted sills — all fixable. Restoration beats replacement. Restore

Doors, trim & hardware Original solid-core doors, built-ins, and period hardware cannot be reproduced at any reasonable cost. Never demo.

Lead paint & asbestos Pre-1978 = likely lead paint. Test before sanding. Asbestos floor tile: encapsulate, don't disturb. $50–$400 test

5 · Attic, Permits & the Phone Call 6 min

Finish upstairs, then make one phone call that saves you from inherited permit problems.

Attic insulation depth Original houses often have 2–4 inches. Adding to R-38 pays back in under 7 years. $1.5–$3.5/sqft

Roof deck from inside Dark stains, daylight through decking, or wet insulation = active leak. Fix before anything else. Fix now

Call the building department Pull the permit history on the address. Open permits, un-permitted additions, historic-district rules — know them before you sign.

Kitchen & bath update permits Were they permitted? Un-permitted work becomes your problem at resale — and your liability during the renovation. Call first

You Know What You're Dealing With

Ready for the plan?

The full Playbook turns this audit into a budget, a 90-day sequence, a style guide, and a contractor screening kit. Instant Ko-fi delivery — lifetime access.

Get the Playbook — $9.90

Instant delivery via Ko-fi · Password unlock · No subscription

The 30-MinuteOld-HouseAudit

The 30-Minute
Old-House
Audit