Inspecting Older Homes (100+ years old) In NJ

Posted by Frank J Delle Donne on June 1, 2023

**What To Expect When Inspecting Older* Homes In NJ**

*We’re are defining, “old” as 100 year old and older.

February 1, 2023

Inspecting Older Homes Bick Ocean County NJ — The white, left side of this home was built in the 1800s. The right-side (Stone wall section) dates back to 1740.

By Brian S. Delle Donne & Frank J. Delle Donne

This is Regal Home Inspections’ 10^th year in operation. Over these years we’ve inspected new homes and many homes built in the 1900s. We’ve also had the challenge of inspecting older homes built in the 1800s and even a handful built in the 1700s. The first old home I inspected was on Queen Rd. in Stockton, NJ. It was inspected on January 5, 2015. There were two sections in the home. The, “newer” section was built in the 1800s. The original home was built in 1740. Can you imagine, that’s 36 years BEFORE the signing of the Declaration of Independence!!! In 2019 we inspected a house in Middletown, NJ that was built circa 1765. We’ve seen some pretty interesting things. For example, since the beams and timber used to build the house were made from trees cut down on the property or nearby, you can still see the chisel marks from the people that shaped the wood over 200 years earlier. In 2 houses that we’ve inspected, and clearly visible in the attic, the roof rafters had Roman numerals chiseled into them. So the two raters that meet at the ridge of the house each have the Roman numerals I, II, III, IV, etc. My prediction is, and I’m very confident that this is correct, because they used mortise and tenon construction, those rafters were shaped on the ground and then like puzzle pieces, carried or lifted to the roof area and constructed. I goes with I. IV matches to IV, etc. Pretty neat I think.

But what inspired me to write this piece today was an inspection that Brian and I did this past weekend. Literally, within the past 11 days we inspected 2 houses built in 1910. One in Matawan and one in Wall Township. We also inspected a house built in 1927 in Carteret over the past week. If you’re thinking about purchasing an old house, be sure to have it inspected. This applies for newer homes as well but NEVER waive your inspection on an older home. This blog points out a few findings that are often seen in older homes and as a buyer, you must be aware of going into the deal. Now I know the saying is that the 3 most important things in a home purchase are location, location and location, but the older the home the bigger the potential for it to be a money pit. If you have the tolerance for that going in and you have the money for some things you may not have considered then great, go for it. But if you’re extending yourself a little further than you’d like and may not have a large amount of cash to reverse some of the issues that may exist, be aware, get an inspection from a reputable company and one that’s familiar with these things.

In older homes (200+ YO) if you’re lucky the foundation exists and maybe it’s stones. Stones that were sourced from the area and used to build the foundation. Sometimes the issue isn’t the stones themselves but the mortar that holds them together. In older homes (Even those built up to the early 1900s), the mortar that holds the stones (And brick in 100 YO homes) turns to sand. Think of the mortar as the glue that holds the stones, brick or more modern concrete blocks together. If the mortar loses its adhesive properties, the stones or brick will become loose. This can cause the foundation walls to move and often bow inward due to the pressure from the dirt outside.
200+ year old stone foundation. Middletown, NJ.
200+ year old stone foundation. Middletown, NJ.
The structure also includes the wood; Beams and joists are what are visible in the basement. Rafters are seen in the attic. Beams and joists may be held together with mortise and tenon joints. This is where they cut a tab into the end of the joist and a corresponding hole in the beam. The tab is set into the hole. But as the house ages and may shift, the mortise and tenon joints may separate. With respect to the wood, beams will sag over the decades and cause floors above to not be level. This is very common. Also, 100+ year old wood may have been infested with powder post beetle larvae. These insects hatch and bore small holes in the wood. The way I describe the powder post beetle damage to people is as follows: You know how good wood has fibers in it. The fibers help give the wood strength. Power post beetles change the structure of the wood so it has a composition kind-of similar to chalk. When you break a piece of chalk it just snaps. The powder post beetle damaged wood may not snap but the intended structure of the wood no longer exists.

inspecting older homes joist nj — This joist is splitting at the tenon. The tenon creates a weak part in the joist. Similar cracks seen in a few of the other photos.

inspecting older homes beams nj — The tenon is pulling away from the mortise that was cut in the beam to support the joist.

inspecting older homes studs nj — This appears to be a stud that goes vertically, up above the floor above. There’s a mortise and tenon as well as a peg that holds the stud in place instead of nails.

inspecting older homes wood cracks foundation nj — Cracks in the wood at the tenon.

inspecting older homes wood foundation nj — Poorly supported mortise and tenon connection.

inspecting older homes Powder post beetle exit holes nj — Powder post beetle exit holes can be seen here. The holes are about the size of a pin head.

Tree trunks being used as structure in a home. A column seen here.

An original, circa 1765, joist seen here. The tree trunk joist has since been reenforced with modern joists. The tree trunk column in the previous photo still stands strong.

This is a view of the joists above the 1st floor of the house in the cover photo. From the 1740 section. It’s not an optical illusion. The joists are sagging.

Here and the next photo, chisel marks can be seen in joists in the 1740 home. Can you picture the men chiseling the wood into shape to use to build this house? I can.

Can you see the Roman numerals cut into these 2 pieces of wood? This is from an exposed wall in a building in Holmdel, NJ. I also saw similar markings on roof rafters in a very old home in Keyport, NJ. Maybe the same builder?

Electrical and Lighting. This is a big thing in older homes. 125+ years ago houses may have been illuminated with gas lamps. Pipes were installed in the walls and throughout the house the pipes came out of the wall with a little valve and one could literally light an open gas flame to provide illumination at night. Not a big deal now because they aren’t used but I find it interesting enough to mention.

The real issue with the older home is the wiring circa 1930s called Knob and Tube (KnT). This was found in the house inspected this past weekend. Built 1910 and wired with KnT in that era. This may have been the first house in the neighborhood with electric lighting. Pretty impressive for 1910 but today, insurance companies frown upon KnT. We advise buyers that it must all be removed by a licensed electrician. Obtaining homeowner’s insurance with reasonable premiums may be difficult. As I tell people, insurance companies don’t like risk or you’ll pay for the risky lifestyle; Smokers, parachute jumpers, waterfront/oceanfront properties, etc. Reduce risk and you can reduce costs.

Examples of Knob and Tube wiring seen here and the next photo.

Hazardous materials. Also seen on the 1910 built house this past weekend was asbestos. A known carcinogen. Not only was residual asbestos seen on the steam boiler pipes, small pieces of asbestos (Like duct) were on just about every flat surface in the basement’s utility area. Luckily I carry facemasks (Covid) so I put one on and continued. However, from a home purchase perspective, I’m not sure how expensive it will be to remove all of the asbestos but we all know, “It ain’t (sic) going to the cheap!”

Not seen at this past weekend’s house but seen on many others is galvanized steel pipe. Galvanized steel is known for corroding from the inside. It often looks OK from the outside but inside it corrodes and as the rust builds up it reduces the diameter inside the pipe. Flow is restricted. It’s often seen on the water supply pipes as well as drain pipes. If the service pipe from the street is visible and it’s galvanized steel, replacement is a requirement for buyers. Which party pays (Buyers or sellers) is not up to the inspection company to decide but from an inspection perspective…replace it.

These are but a few of the things that we’re highly aware of in older homes. If you’re considering buying an old home, Regal Home Inspections, LLC is a great option for you. With our formal training and experience with 4 centuries of homes inspected, we’ll provide you with a thorough inspection and comprehensive and informative report.

You can reach either Brian or Frank to ask questions and schedule an inspection.

Brian – 732-740-8365

Frank – 908 902 2590

Flippin’ Flippers

Posted by Frank J Delle Donne on October 26, 2022

Flippin’ Flippers

by Frank J. Delle Donne

October, 2022

Flipping houses has become an occupation for some. There are many homes that have been restored and updated by investors and DIYers. Many of them are very nice. However, as home inspectors, we’ve come across a number of flipped houses that fall under the category of what I call “Buyer Beware”. One such example was inspected October, 2022.

Due to some findings at this house, I was motivated to write this article as a word of caution to prospective buyers of flipped houses and a strong word of encouragement to hire a professional, licensed home inspector. Your due diligence includes the inspection of the house including a termite inspection, sewer scope and tank sweep at least. Most flipped houses are not occupied when you are thinking of buying it and have been empty for a while. Many flipped homes are old.

The standard, New Jersey home inspection covers structure, roof, electric, plumbing, etc. All very important things. I am also licensed to conduct a termite inspection and both inspectors here at Regal Home Inspections are also licensed to conduct radon tests. Commencing in the very near future, one inspector at Regal Home Inspections, LLC will also be NJ licensed/certified to perform LEAD PAINT testing as well.

From what I’ve learned, anecdotally, many mortgage companies require a termite inspection. Even if yours does not, it’s very important that you hire a thorough inspector for Wood Destroying Insects (WDI). WDI usually include termites, carpenter ants and carpenter bees. There are others but these are the three, most common.

While most houses should have a radon test, Monmouth County, for example, has a number of towns that are classified by the NJ DEP as, “High radon potential” areas. A few towns in Middlesex County and Somerset County. No towns in Ocean County are classified as high radon potential areas but we have seen homes with levels of radon that require mitigation. A radon test is important for a home you’re buying and periodic radon tests are important for occupied homes.

Back to the, “Flippin’ Flippers.”

The flip-house we recently did in Monmouth County had a nice looking kitchen and nicely renovated bathrooms and floors, etc. But what exists outside of the obvious is what matters. For this home, the major issues included:

Extensive, structural damage in the basement from termites.

Structural damage due to bad trade-practices in the crawl space and

Very poor implementation of aspects of the roof/plumbing vents and fan venting to the outside.

Termite Damage – Sometimes, termite damage is hard to find. It’s often limited and in a small area. Sometimes the indications are seen outside and sometimes inside. In this case, there was termite damage in a number of floor joists and in the subfloor. The termites rendered a number of joists as worthless for their intended purpose. Consequently, floors were no longer level and the structure of the house was compromised. Of course, following the NJ HI standards of practice, this is a material defect. I’m going out on a limb and speculate that the flipper didn’t do their own inspection because this would have/should have been found. In our report to the client we identified the problem, told them why it was important – damages the structure/reduces structural integrity – and advised them on what to do next. In this case it’s getting in an expert to provide a quote to repair and replace all the damaged wood so they can negotiate the purchase price with the flipper and receive some concession.

Structural Damage – While crawl spaces are not places I enjoy going, as I sometimes tell people, “Going into the crawl space was, “worth the price of admission”. In this same, flip-house there were two joists, under a bathroom no less, that had notches and split. These joists are holding up the weight of the tub and toilet and they are now capable of supporting a load that’s only a fraction of the joists’ intended strength.

Joist is poorly notched and now a split is forming from the weak point.

This notch significantly weakens the joist. Furthermore, both of these joists are below a bathroom. There appear to be some sagging in the joist at the notch. That’s understandable.

Roof issue. This is one for the Hall of Shame in my opinion. A sincere, “Thank you” to the flipper for making it so easy to identify. From the outside of the house there were two elements of the roof that caught my attention. Now please note, the NJ home inspection laws require inspectors have an 11 foot ladder. Following the ladder’s safety instructions, that means I can’t get on a roof that more than, approximately 8 feet off the ground. I also carry a 22 foot ladder but for this home, that too was not long enough. So, I use the telephoto lens of my camera and zoom into the roof as close as possible.

The first 2 photos below caused some concern when seen from the outside.

When I went into the attic, I could see what was actually done. To give you an idea, my first reaction was to use a descriptive word for the actions of the flipper such as, “egregious”. A quick Google search for the definition of egregious results in, “outstandingly bad; shocking.” Yes, that’s how I felt. My inspection partner, Brian, told me to edit that out of the report so I did. I substituted it with, “poor craftsmanship” or something similar. The conditions still are material defects. The conditions were these…

For the pipe boot seen from the outside (Right photo above), the craftsman, inappropriately left the plumbing vent short and inside the attic and stuffed a bathroom fan’s vent together at the bottom of the pipe boot. The boot is absolutely not intended for that configuration. Someone knew they were doing that work incorrectly and in a substandard manner but did it anyway.

For the first photo from the roof, someone just stuck the open end of a 4 inch diameter, flexible foil vent duct through the roof! That’s basically a 4 inch diameter hole in the roof. For both of these things, what were they thinking?

Water will enter the vent and collect at the bottom of the duct inside the attic. The potential exists for either the duct to leak onto the ceiling above or the water accumulate so much that it starts draining out of the ceiling fan in the bathroom!

Bottom line, these matters were found and properly reported back to the client. There were also other findings that require attention; Electrical, safety and maintenance items (Like clogged and loose gutters).

Bottom line, hire a capable inspection company. Although you have to pay for these things, get the inspection, oil tank sweep, sewer scope, termite inspection, radon test and even a lead paint inspection. There are also other things that may or may not apply such as pool inspections, Level 2 chimney inspections, etc. If you have any questions please call Brian Delle Donne at 732 740 8365 or Frank at 908 902 2590.

Structural Issues – Don’t waive your NJ home inspection part 2

Posted by Frank J Delle Donne on August 18, 2021

Structural Issues – Don’t waive your NJ home inspection part 2

Let’s start with the overarching purpose of the home inspection in the great, Garden State. Identifying “Material Defects”. By law here in NJ a material defect is defined (Paraphrasing for brevity) as a condition of a structural system or component that’s, “Readily ascertainable” (aka visible) and, “Substantially effects” the value, habitability or safety.

In my experience, most of the material defects are for safety reasons and most (I haven’t actually counted) are electrical in nature. And the majority of the electrical issues are relatively easy for a licensed electrician to fix. They may include a GFCI outlet in a bathroom that doesn’t work, an incorrectly wired outlet, loose wires, etc. Some are very serious but most are not.

This piece however is intended to look at some structural issues that are often, material defects as well. That could be due to the fact that the structural matter jeopardizes the structural integrity of the home or because it also effects the value requiring significant cost to repair to restore the intended structural integrity. As with all material defects, the inspector’s job is to A) Identify the problem. B) Tell you why it’s important and C) Give you a recommendation of what needs to be done next to address the matter.

Here are a few structural matters seen recently in different home inspections.

Horizontal cracks and foundation wall issues. Vertical cracks may or may not be a structural issue. Horizontal cracks are usually of significance. Horizontal cracks seen from inside a basement are almost always caused by an exterior force pushing against the foundation wall. It could be a tree root, water pressure, frozen soil and is occasionally due to the force of landscaping installed outside.

A buttress is an integral part of a foundation wall and is often there to provide additional, structural support against lateral (aka side-ways) movement. When the buttress is cracked or the foundation wall’s movement shifts the buttress, those are some significant forces at play.

home inspector colts neck nj — Crack through the buttress.

home inspections colts neck nj — Gap at the top of the buttress.

certified home inspector monmouth county nj — Horizontal crack.

This next problem is all too frequent. Other trades people, in this case a plumber, needs to place a pipe exactly where there’s a joist. Joists are important because the joists hold the floor up (And the ceiling but we’re talking about floor joists here). Joists usually rest on the perimeter foundation wall at one end and often a beam in the middle of the floor.

Occasionally, the joists are run from foundation wall to foundation wall

without a beam in the middle. The structural issue seen here is that a plumber cut a joist in half to place their pipe. Now, not only is this joist NOT supporting the floor above, it’s actually the floor above that’s holding the joist up! Another joist issue is termite damage that has eaten the joist rendering this, structural element, irrelevant.

In the interest of brevity, the next issue, all too often found in older homes and in crawl spaces are poorly constructed columns. The columns support beams and the beams support the joists, etc. If one domino fails, the others that are relying on the 1^st one also, may fail.

One of the difficult parts of this job is going through crawl spaces. They are usually very dirty, filled with cob webs and other insects, often wet and occasionally they’re filled with mold. But it’s part of the inspection job. NJ home inspection law does not require inspectors go into spaces that in the opinion of the inspector may jeopardize their safety. Also, NJ home inspection laws don’t require inspectors to climb through hatches that are too small. It’s important to make the effort but safety, my safety is paramount. On that note, as important as it is that the inspector do what the law requires, it’s equally important the inspector tell you what they’re supposed to do but couldn’t do and why. Safety is a justifiable reason not to climb on a roof, open an electrical panel (If there’s a puddle of water on the floor in front of the pane for example) or go into a crawl space that, in the inspector’s opinion jeopardizes their safety.

Other Services | Home Inspections Monmouth County NJ

Regal Home Inspections, LLC is thermal imaging certified and offers Monmouth County NJ certified home inspections, condo inspections, estate inspections, and townhouse inspections.

It’s likely your mortgage company will require a wood-destroying insect inspection. Regal Home Inspections has the NJ DEP Core & 7B Pesticide Applicator license, so we can offer professional termite and wood-destroying insect inspections as well!

Call 908-902-2590 for your free quote or if you have any questions!

Category: Severed joists

What To Expect When Inspecting Older* Homes In NJ

Structural Issues – Don’t waive your NJ home inspection part 2

Other Services | Home Inspections Monmouth County NJ

**What To Expect When Inspecting Older* Homes In NJ**