I just had a home inspection on a 65-year-old house I've made an offer on, and I'm really concerned about some electrical and HVAC issues that came up. The electrical panel has two breakers that are multiple lugged, and there's a mix of grounded and ungrounded outlets, with most of the three-pronged ones not being grounded at all. They need to be updated or have GFCI protection added.
As for HVAC, the Goodman unit says the return air temp is 68 and the supply temp is 55, but there are problems. I noticed weak airflow in several areas of the house, especially upstairs. There's also a rusted pan under the coil in the attic that needs replacement, the refrigerant line is missing insulation at the outside unit, the system seems to be low on refrigerant, and it might not be large enough for the whole house. To top it off, the float switch on the drain isn't level.
Since I'm a widow and would need to hire professionals to fix these issues, any advice would be really appreciated, especially regarding potential repair costs!
6 Answers
I’ve been in a similar situation with an older house, and I can say that the electrical problems, like the ungrounded outlets, aren't necessarily a deal-breaker. You can buy cheap plug adapters or swap them out for GFCI outlets. When I sold my old home, none of that came up during the inspection. As for the electrical panel, I upgraded mine from a 100 to a 200 amp box, which cost me around $800 back in 2004.
Regarding the HVAC, yeah, the weak airflow can be annoying. I fixed it by using duct blower fans and adding a window AC for extra cooling in summer. Overall, none of your issues sound catastrophic to me!
Totally agree! Older houses come with quirks, but they're fixable.
I’d get quotes from a licensed electrician and HVAC technician and see what the total repair costs might look like. Depending on where you’re located, it could be expensive. Just don’t count on the seller covering everything—if they’re offering you nearly new systems, you might not get the full credit. Also, keep in mind that in some states, if these systems are proven faulty, the seller must disclose this to future buyers, which could pressure them to make repairs.
Great idea, I'll do that!
I think you definitely should have a professional check the electrical because the problems could range from easy fixes to really complicated ones. The HVAC system does seem like it has numerous issues that could lead to uneven heating, so just be prepared to invest either your time or money to resolve them. I'd suggest budgeting for those repairs as they might get pricey.
That makes sense, thanks!
From what you described, it sounds like your electrical setup should be updated alongside your HVAC system, which likely needs a replacement. If you haven’t already, find out if your purchase offer can hinge on getting these issues fixed. In today’s market, no reason why you shouldn't negotiate with sellers on this. Just be ready for them to respond—maybe with a cash discount or a promise to fix things before selling. Planning for around $5k for electrical and $10k for HVAC could be wise.
I appreciate this advice, thanks!
Since you’re new to home buying on your own, remember making an offer is just the beginning. Use this chance to negotiate seller concessions. Show them these issues and ask how they plan to fix them. They won’t get any other buyers who will overlook these problems either. If they refuse, you might want to consider walking away.
Thanks, yes, this is my first time buying a home alone. My realtor is gonna handle this.
Honestly, the HVAC repairs could hit hard financially. Best-case, you replace just the AC, but you’ll likely have to deal with the whole system if it’s been neglected this long. Plus, those electrical issues just add to the potential costs. It could result in a pretty hefty investment.
Thanks for the heads-up!
Thanks for sharing your experience!