THE LIFE CYCLE OF A HOME

 With new homes, you are justified to expect a finished product with few or no problems. Minor items that commonly need repair in a new home include:

• Items found on a routine punch list
• Drywall point-up
• Nail pops
• Paint touch-up
• Scratches in finished wood
• Missing miscellaneous hardware
• Binding doors
• Cracked window panes
• Dirty HVAC vents and filter
• Improper grading

These items are usually repaired by the builder, though some builders may request that you wait for the one year walk-through for drywall point-up. Minor settling, tape and nail pops, and other drywall imperfections are normal. On the other hand, a new house should not show any signs of foundation settling, water infiltration, severe drywall settling, severely damaged materials, erosion, improperly functioning appliances, or mechanical components. Many times, the builder should assume all liabilities and warranties for the house and its components. A recently renovated building may be inspected for traits found in a newer home.

 A house that is 2-10 years old may begin to show minor wear and settling. Most foundation settling will usually have occurred by now. However, if a drainage problem is left unresolved, further settling may be a result. By now some maintenance will be required, such as caulking, painting, and annual mechanical maintenance. The house should be structurally and mechanically sound. These are some normal conditions expected in a house of this age:

• Drywall point-up
• Nail pops
• Minor settling cracks
• Binding doors
• Paint touch-up
• Improper grading

Any severe structural problems may be covered under the home or builder's warranty.

 A house that is 11-20 years old may begin to show minor wear and settling. You may need to repair or replace some components, such as those affected by minor rot, peeling basement sealant, failing appliances, HVAC, shingles, siding, caulking, cosmetic surfaces, minor plumbing, concrete chimney caps, and other items. If the appliances are original, they may be nearing the end of their life. A shingled roof's normal life span is 15-25 years, though this may vary. The house should be in sound structural and electrical condition at this age. 

 As a building ages, it is normal to expect settling in areas such as the foundation, floors, walls, roof, ceilings, and other areas. Some inherent conditions due to age are normal. You should expect to upgrade some components even before their life expectancy is reached, and even the best-cared-for house will need some repairs. Lead paint and asbestos may be present in the buildings of this age and may need to be removed.

Owners of a middle-aged house just need to understand that this is not a new building, and the honeymoon is over.

 Owners of an historic building should be fully aware that their homes could suffer severe settling or have outdated building techniques and components. Mortar may be failing and fireplaces may not be safe to operate. Settling, plaster failing, binding doors, inadequate electrical and heating components, inadequate R-value for insulation and windows are common with buildings of this age. 

 The above examples are broad generalizations chosen to provide an idea of acceptable conditions for variously-aged buildings. Some older homes may be in pristine condition, while newer structures may age poorly due to various factors. Signs of aging in buildings are expected. What you discover may not necessarily require immediate repair.