Buying an Older Home in East Texas? Here's What I Always Check

I love older homes. They've usually got character you can't buy new — but they also have a few quirks that a standard once-over can miss. If you're buying an older home around Athens or the lakes, here are some of the things I always give a closer look.

Leaking AC plenums

The plenum is the boxed section of ductwork right off the furnace or air handler. On a lot of older homes, that plenum has developed leaks over the years — which means you're paying to cool your attic instead of your living room. It's an easy thing to overlook, but it can quietly wreck your efficiency and your energy bill, so I check it.

Drain piping — the cast iron question

Many older homes have cast iron drain lines. In my experience out here, cast iron often holds up surprisingly well when a foundation settles — it's heavy, rigid pipe that tends to stay put rather than pull apart at the joints the way some connections can. That said, cast iron has its own enemy: it corrodes and rusts from the inside over decades, so age and condition matter just as much as the material. I check what's actually there and how it's aging — I don't assume old pipe is bad pipe, or that it's bulletproof either.

The usual older-home suspects

• Dated wiring and older electrical panels
• Galvanized supply lines that may be corroding
• Foundation movement (and whether it's active or long-settled)
• Older roofing and worn flashing
• Thin or missing insulation

The bottom line

Older homes are often fantastic buys — you just want someone in there who knows what these houses do as they age, and what's a real problem versus normal character. If you've got your eye on an older home, let's go through it together before you commit.