What Inspectors Look For
Home inspectors evaluate the major systems and components of the home: roof, structure, foundation, electrical, plumbing, HVAC, insulation, and drainage. In older homes, they commonly find aging or outdated systems, deferred maintenance, potential safety hazards, and components approaching or past their expected lifespan.
For long-term homeowners, a pre-listing inspection is highly recommended. It identifies issues before buyers discover them, giving you time to address critical items, price accordingly, or prepare disclosures. A pre-listing inspection costs $300 to $600 and prevents much more expensive surprises during the transaction.
Most Common Issues in Homes Over 20 Years Old
Aging roof (asphalt shingles typically last 20 to 30 years), outdated electrical panels (Federal Pacific, Zinsco, or fuse boxes), galvanized or polybutylene plumbing, aging HVAC systems, foundation cracks or water intrusion, inadequate insulation, and lead paint (in homes built before 1978) are the most frequently flagged issues.
Not all of these require pre-sale repair. Buyers and their agents generally distinguish between safety issues (which need attention), maintenance issues (which are negotiable), and cosmetic issues (which are expected in older homes). Understanding this hierarchy helps you prioritize your pre-listing investment.
Handling Buyer Negotiations
When inspection results come back, buyers typically request repairs or credits. In an older home, expect some negotiation — it is part of the process. Your agent will help you evaluate each request based on its reasonableness, the cost of the repair, and the current market conditions.
Common strategies include offering a credit rather than making repairs (gives the buyer control and avoids contractor scheduling delays), addressing safety items while declining cosmetic requests, and providing repair documentation for issues you have already addressed. A strong agent negotiates effectively while keeping the deal together.