Inspection Tips for Pre-1980 Built Homes? Read This Now!
Congratulations! Your offer to purchase your dream home just got accepted. Now it’s time to get a home inspection. There’s just one hitch. The home was built before 1980. Here are three potential issues your home inspector needs to investigate. See also Team Coyle’s article on Buying a New Home | Here’s What You Need to Know.
1. Aluminum Wiring
The first concern is the use of aluminum wiring. During the 1960’s and mid-1970’s, there was a worldwide shortage of copper which led many homebuilders to switch to a more cost-effective alternative – aluminum wiring.
Shortly thereafter, homeowners began to encounter some problems. These problems included: flickering lights, warm cover plates on switches and receptacles, and burned insulation on wiring. In some cases, these problems created an overheating issue which led to fires.
Another problem is the inability to obtain adequate homeowners insurance. Some insurance companies, for example, refuse to insure homes with aluminum wiring. Others may require a certificate from a licensed electrician or the utility company.
The solution, as you can imagine, is not inexpensive. Effectively, you have two options: 1) replace all the wiring which could cost as much as $40,000 for a 1,300 square foot condo. 2) replace the electrical panel and update some of the circuit breakers which could cost up to $8,000 for a 1,300 square foot condo. Note these estimates are for illustration purposes.
2. Asbestos Exposure
The second concern is the use of asbestos. Asbestos was used as a fire retardant and thermal and acoustic insulator in home construction in the early 1940’s through the 1970’s. It was later discovered that exposure to asbestos can cause mesothelioma and lung cancer.
If you suspect your home or the home you are purchasing has asbestos, then contact a certified asbestos inspector to determine if you have asbestos in your home and whether or not you need to remove it.
If you decide to remove asbestos from your home, Massachusetts law requires you to notify the Department of Environmental Protection (MassDEP) at least ten working days in advance and the Department of Labor Standards (DLS) at least ten calendar days before beginning work.
In addition to notifying MassDEP and DLS, it’s crucial to also check with the board of health, building inspector, and fire department in your town to determine if you need to notify them prior to removal and/or obtain any approvals before work is started.
3. Lead Paint Exposure
The third concern is the use of lead paint. In 1978, the Federal Government banned the use of lead paint in residential homes due to health risks. Prior to that, the use of lead paint was commonly used in homes. State and federal laws now require the seller and their real estate agents to provide to a prospective buyer a Property Transfer Lead Paint Notification form before signing a purchase and sales agreement. Like asbestos, homeowners or homebuyers should consult a professional to conduct a risk assessment and provide you with an estimate of how much it would cost to remove.
Wendy Jiang is a real estate agent and member of Team Coyle @ Compass.
Disclaimer: The views and opinions expressed in this commentary reflect Team Coyle’s beliefs and observations as of the date of publication. Team Coyle undertakes no responsibility to advise you of any changes in the views expressed herein. No representations are made as to the accuracy of such observations and assumptions and there can be no assurances that actual events will not differ materially from those assumed. The forward-looking statements in this paper are based on Team Coyle’s current expectations, estimates, forecasts and projections, and are not guarantees of future performance. Actual results may differ materially from those expressed in these forward-looking statements, and you should not place undue reliance on any such statements. These materials are provided for informational purposes only, and under no circumstances may any information contained herein be construed as investment advice. See also terms of use.
About TEAM COYLE
Team Coyle, a professional group of real estate agents at Compass, has more than ten years of experience helping individuals and families buy and sell real estate in the Greater Boston Region of Massachusetts (primarily MetroWest).