Portland is rich with historic homes, and we often work with properties that are 80, 90, or even 120 years old. These homes are filled with charm and character, but with age also comes a unique set of maintenance items and concerns that buyers should consider. While home inspections are crucial for any property, older homes require an extra layer of knowledge and care to understand what’s expected and what might need extra attention.
Below, we’ll go over essential areas to inspect, common issues to anticipate, and whether these issues should be deal breakers, so you can feel prepared when exploring some of Portland’s classic properties.
Radon
Radon is a naturally occurring gas that’s undetectable without specific testing and common in the Pacific Northwest. It seeps up through cracks in the foundation, crawlspaces, or the slab. Since radon isn’t automatically included in inspections, we recommend adding it because it’s the #2 cause of lung cancer in America. The test runs for two days and provides an average reading. If elevated levels are found, installing a mitigation system is straightforward, effective, and relatively affordable (about $1,900). For us, radon is not a deal breaker because a mitigation system resolves the issue easily.
Sewer Lines
Older homes often have original sewer lines, usually made of clay or cast iron, which can deteriorate with age. Tree roots often infiltrate these lines, leading to blockages or leaks that are expensive to repair. A sewer scope—a camera inspection of the sewer line— helps identify potential issues before they escalate. This is not always included in the general inspections so be sure to add it on! If the inspection finds a failing line, it’s common for sellers to cover repairs. As long as it’s fixed, this isn’t a deal breaker for us.
Electrical Systems
Electrical issues are common in older homes, so let’s focus on the more serious ones. First, we often find knob-and-tube wiring, usually in attics or basements. This type of wiring is dangerous as it’s fabric-wrapped and prone to fire. The simplest solution is to disconnect any active knob-and-tube wiring. If it’s not active, it’s usually safe to leave in place. However, if active knob-and-tube is found and the seller won’t agree to remove it, that’s a deal breaker for us. Most insurance companies now require knob-and-tube to be removed.
Another issue is outdated or undersized electrical panels. Many older homes have 100-amp panels, which are often inadequate for today’s electrical needs. We also look out for Federal Pacific panels, which have a history of catching fire. Fortunately, replacing an electrical panel is straightforward (about $2,900). If these issues come up, they’re easy to remedy.
Finally, other electrical issues that appear frequently include ungrounded outlets, reverse polarity outlets, and non-GFCI outlets. While these can be annoying, they’re typical for older homes and can be easily fixed by an electrician.
Plumbing
Many older Portland homes still have galvanized steel pipes, which corrode from the inside over time. This corrosion restricts water flow and can lead to leaks or bursts. An early sign of heavy corrosion is an increase in water pressure. Eventually, the pipes will need replacing. This can be done in sections as needed, or all at once. While re-piping a home costs more upfront, it’s often cheaper in the long run, with prices starting around $8,000–$10,000 for a small home. If pipes are corroded or actively leaking during inspection, they should be replaced immediately. As long as a seller fixes these critical issues, we don’t consider galvanized pipes a deal breaker since they’re so common.
Mold in the Attic
Oregon’s wet climate makes proper attic ventilation essential. During inspections, any visual signs of mold should be checked further by a mold specialist. The most common causes of attic mold are leaking roofs, improperly vented bathrooms or kitchen fans, and lack of airflow. Mold issues range from simple, inexpensive fixes to large, costly repairs. For example, a fan venting improperly into the attic is an easy fix, while mold from a failing roof is a bigger issue. Whether mold is a deal breaker depends on its cause and the buyer’s sensitivity, but the root cause must be addressed to prevent health problems.
Foundations
Foundations are a major area of concern in older homes, so we’ll focus on the big issues. The good news? Portland’s historic homes often have foundations made from Portland cement, a durable material widely used in the early 20th century. While it may look crumbly on the surface, this isn’t necessarily a red flag.
Here’s what we look out for: vertical or hairline cracks are usually normal. Concrete naturally shifts over time. However, horizontal cracks or cracks that appear to be expanding are warning signs. Also, keep an eye out for walls that lean inward or bulge, as these mean the soil is putting too much pressure on the foundation and threatening its structural integrity. Repairing foundations is expensive, often costing tens of thousands of dollars, so serious foundation issues are a major deal breaker for us.
Water intrusion is another foundation issue to watch for. Portland’s rainy climate can lead to water seepage, visible as white stains on walls and floors. Some degree of staining is typical, especially in basements or crawl spaces. Light stains without active moisture usually indicate past exposure and can be managed with proper sealing and ventilation. However, large areas of water staining, active leaks, or dampness indicate potential drainage or waterproofing issues that may require significant repairs.
Final Thoughts
Older homes bring character and charm, but they also come with unique maintenance considerations. By understanding these common inspection findings and preparing for potential upgrades, you’ll be ready to make informed decisions and address any necessary repairs. Working closely with an experienced inspector and Realtor ensures you’ll be fully aware of what to expect and can confidently embrace the unique aspects of Portland’s historic homes.
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