The 30-Minute
Old-House Audit

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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