Common Home Inspection Issues by House Age

Every era of home construction has its signature problems. Knowing what to expect based on when the house was built helps you prepare for the inspection and negotiate smarter.

California's housing stock spans

Pre-1950s Homes

These are often charming craftsman or Victorian-style homes with character — and decades of deferred maintenance. Common findings include knob-and-tube wiring (a fire hazard that makes homes difficult to insure), lead paint (mandatory federal disclosure), unreinforced masonry foundations that are vulnerable in earthquakes, galvanized steel plumbing that corrodes from the inside out, and asbestos in insulation, floor tiles, and pipe wrapping. Many of these homes have been partially updated over the decades, creating a patchwork of old and new systems that can be difficult to assess.

1950s-1960s Homes

The post-war building boom produced millions of California homes quickly and affordably. Common issues include galvanized plumbing (nearing or past its useful life), original electrical panels that may be undersized for modern needs (60-amp service when 200-amp is standard), asbestos in various materials (textured ceilings, floor tiles, pipe insulation), original single-pane windows with failed glazing, and cast iron drain lines that may be corroding after 60+ years. Foundation settling is common but usually stable. Check whether the seller's disclosure mentions any prior foundation work.

1970s Homes

The 1970s introduced some materials that have since proven problematic. Watch for aluminum wiring (used from roughly 1965-1975, creates fire risk at connections), polybutylene plumbing (prone to catastrophic failure), flat or low-slope roofs with built-up roofing that may be failing, original HVAC systems well past their useful life, and FPE (Federal Pacific) or Zinsco electrical panels, both considered safety hazards. Many 1970s homes also used asbestos-containing materials, particularly in popcorn ceilings and floor tiles.

1980s Homes

Building codes improved significantly, but 1980s homes still have era-specific issues: polybutylene plumbing (continued into the mid-80s), EIFS/synthetic stucco that traps moisture if not properly installed, original composition roofs that may be on their second or third layer, and original water heaters and HVAC approaching 40 years old. The good news: electrical systems are generally adequate, and foundations are typically better engineered than earlier eras.

1990s Homes

Most materials from this era are reliable, but you're now dealing with systems approaching 30 years of age. Common findings include original composition roofs nearing end of life (20-25 year materials), original water heaters well past their 10-15 year expected life, HVAC systems that may still work but are inefficient by modern standards, and polybutylene plumbing in early-90s homes. Cosmetic updates are common — check whether updates are surface-level or include the underlying systems.

2000s Homes

Newer construction with better building codes, but not without issues. Common findings include settling cracks in newer construction (especially in fast-built developments), HVAC and water heater original equipment approaching replacement age, builder-grade materials showing wear (cheap fixtures, thin countertops, basic appliances), and drainage and grading issues from rushed site preparation in tract developments. Some 2000s homes in California also have issues with Chinese drywall (imported between 2001-2009) that can corrode metal and create health concerns.