Older home red flags to check before you make an offer

Lead-based paint in pre-1978 homes

Federal lead disclosure rules turn on whether a home was built before 1978, so the year built is the first question. For most housing built before 1978, EPA's real estate disclosure rule requires sellers to:

• disclose known lead-based paint and lead hazards and provide any reports they have
• give buyers EPA's lead hazard information pamphlet
• include a lead warning statement in the contract

Under 40 CFR 745.110, buyers also get a 10-day opportunity to conduct a lead-based paint inspection or risk assessment before they are obligated under the contract. The parties can agree in writing to a different period, and a buyer can waive the opportunity in writing.

During a tour, look at friction and impact surfaces where paint wears or chips: window sashes and sills, doors and frames, stairs, railings and porches. Peeling paint in an older home is a reason to use the evaluation period, especially if young children will live there.

Materials that may contain asbestos

Asbestos was used in many building products for decades. EPA's guidance says you generally cannot tell whether a material contains asbestos just by looking at it, unless it is labeled. If in doubt, EPA says, treat it as if it does and leave it alone.

Common places to notice during a tour include old pipe and boiler insulation, some floor tiles and their adhesive, textured ceilings and some siding and roofing. You do not need to identify them. Note where they are and whether they look damaged.

EPA's advice is that material in good condition that will not be disturbed is generally not a hazard. It suggests having a trained and accredited asbestos professional inspect before you remodel or if materials are damaged, and warns against taking samples yourself because sampling done incorrectly can be more hazardous than leaving the material alone. If you are planning renovations, ask for that assessment before you set your budget.

Radon

Radon is a naturally occurring radioactive gas that can build up in any home, old or new. EPA recommends testing, and its guide for home buyers and sellers explains how testing can fit into a sale. Ask whether the seller has a recent test and whether a mitigation system is installed. If not, plan to test during your inspection period.

Aging systems

Age itself is not a defect, but it predicts upcoming costs. Ask the seller or listing agent for the age and any records for:

Your inspector will look at these, but some of them, such as the sewer line, chimney or a suspected foundation issue, may call for a specialist.

Signs of water and past repairs

Water damages houses of every age, but older homes have had more time for it. Look for staining on ceilings, a musty smell in the basement, efflorescence on foundation walls, fresh paint on only one patch of ceiling and dehumidifiers running in lower levels. Ask what caused any repair you can see and who did it.

Putting it in your offer

Older-home findings are easiest to deal with when your contract gives you time and options:

• keep an inspection contingency long enough for specialist visits
• keep the lead evaluation period for pre-1978 homes
• ask for the seller's disclosures and any repair records early
• budget for tests beyond the general inspection

The bottom line

Older homes often bring lead-based paint if built before 1978, materials that may contain asbestos and aging systems near replacement. Use the federal lead evaluation period, leave suspected asbestos alone unless an accredited professional assesses it, test for radon and ask about the age of every major system before you make an offer.