Avoid Surprises When Buying an Older Home

Houses built more than 50 years ago are dominating the inventory of homes for sale. The median age of owner-occupied homes is 42, reports the National Association of Home Builders (NAHB). You may be eyeing older homes on the market, anticipating more affordability and other benefits. A complication is that older homes require more maintenance, increasing their cost over time. Here are ideas to help you avoid surprises after a purchase.

See the Whole Picture

Almost half (about 47%) of owner-occupied homes in 2024 were built before 1980, according to the NAHB. These older homes may offer characteristics you want — and some you don’t. Here are highlights from both sides: 

What you may like:

• More affordable purchase price, but with a qualifier. Buying a newer home (less than five years old) is traditionally more expensive than buying an older home (30+ years old). However, buyers of older homes save less because the homes don’t have updated features, reports Real Estate News. 
• A desirable location in an established neighborhood with a strong sense of community.
• Architectural details and craftsmanship that add uniqueness.
• Larger yards with mature trees, landscaping, porches and/or patios. 
• Often less square footage to heat, cool and maintain. 
• Durable building materials that can outlast newer equivalents.

What you may not like:

• Aging HVAC, roof, plumbing, sewer or other major components. 
• Outdated electrical systems that don’t meet current needs or codes. 
• Poor insulation and drafty windows.
• Foundation settling, cracks, water, mold and pest damage. 
• Smaller rooms, closets and bathrooms.
• Fewer of the modern features found in newer homes.  

Limit Surprises With an Older Home

Average improvement and repair spending “increases considerably” as homes pass the 20-year-old mark and stays high as core components and systems age, reports a July 2026 analysis by the Harvard University Joint Center for Housing Studies. In 2023, owners living in homes built before 1960 spent an average of $6,000 on improvements and maintenance, about 35% more than the average for homes built in and beyond 2010, according to the analysis. 

Here are ways to sidestep costly surprises:

An inspection allows you to objectively evaluate the home’s condition beyond obvious updates like fresh paint and new appliances. A home inspector reports on existing issues and can recommend when specialists — such as a structural engineer, an electrician, a plumber or a mold assessor — should take a closer look. “Buyers who do their due diligence and get an inspection will have a good idea of upcoming maintenance needs and how much to save,” says Lance Kammes, a REALTOR® and real estate agent with RE/MAX Suburban in Wheaton, Ill. 

“There may be things an inspector just cannot get eyes on, like an inaccessible crawl space,” says Lisa Alajajian Giroux, a licensed home inspector at Home Quest Consultants in Milford, Mass., and president of the American Society of Home Inspectors. “In these cases, I recommend getting a further opinion.” 

Getting an expert view of the sewer is a good idea. “Many older homes have original sewer pipes that can collapse or become clogged with tree roots,” says Kammes. “Repairs can be very expensive.” Repairing or replacing a damaged sewer line can cost up to $30,000. That makes a sewer scope, which typically costs $125 to $350, a worthwhile investment, according to Redfin.

Giroux recommends buyers attend the home inspection. She worked with a buyer who was anxious about buying a house and attended the inspection. “We went over each system together, she asked all her questions, and she felt much more confident about her purchase.”    

If the timeline from offer to closing is tight or the market is very competitive, buyers may be tempted to waive the inspection so the deal can close quickly. An option might be an “information only” inspection, which allows buyers to learn the property’s condition, while agreeing not to use the findings to renegotiate the offer, says Amy Broghamer, a real estate agent at eXp Realty in Cincinnati. Even though this type of home inspection isn’t intended to be used to negotiate every minor issue, misunderstandings can still occur, Redfin says. The result can be conflicts during the sale. In addition, this option varies by state. Talk to your agent about the risks and requirements.

Homeowners insurance for older homes may cost more or require upgrades because aging systems carry higher risk of costly future claims. Location can add more expense because of varying regional risks, rebuilding expenses and safety compliance costs. 

“If the roof is over 15 years old, insurance companies may require it to be repaired or replaced before issuing a policy,” says Broghamer. Some insurers offer limited roof coverage or exclude the roof. Other concerns for insurers include an older HVAC, boilers, chimneys, fireplaces and plumbing. Ask your insurance provider how the home’s age and condition could affect your premium and coverage. 

You may not be able to postpone replacement projects such as roofing, siding, windows, insulation or HVAC if problems are compromising safety and livable conditions. Because older homes are more likely to require these kinds of costly repairs, buyers should build a maintenance fund. Fannie Mae recommends setting aside 1% to 4% of a home’s value annually. 

An aging housing market will likely stick around as affordability challenges persist and new construction is limited. Older homes may offer benefits that can offset maintenance demands and costs, but you’ll need to know the home’s condition and save for maintenance.

Carolyn Nichols is a freelance writer focused on answering homeowners’ questions, making home ownership feel more manageable. She draws on experience uncovering and addressing the issues homeowners need to make smart decisions.