What to Look for in an Older St. Louis Home Before Making an Offer

Many prospective home buyers seek out older houses in St. Louis over newer, modern builds because of their unique charm and character. St. Louis is home to a variety of distinctive houses, from cute bungalows and “gingerbread” style Tudor revivals to more stately Soulard historical builds. Many of these homes are filled with one-of-a-kind features, like stained glass windows, beautiful hardwood floors, and built-in shelves and cubbies.

Yet, some older St. Louis homes can have issues lurking beneath those alluring features. While many home buyers still find their perfect older home in St. Louis, it’s important to know what to look for to avoid potential problems.

Every house is different, and some have been well-preserved over the decades. Yet, with many St. Louis houses being over a century old, you can expect certain systems and components to be in need of an upgrade. Here are some of the most common red flags that pop up in St. Louis home inspections for older houses:

1. Shifting Foundation 

Foundation issues often stem from soil movement, poor drainage, and simply aging. St. Louis and surrounding areas have clay-heavy soils and this soil expands when wet and shrinks when dry, creating pressure or voids beneath the home. Inadequate gutter systems or grading can cause water from especially heavy rains—which are common in the Spring here—to pool around the foundation, saturating the soil. Over time, this causes the soil to settle and compact, and the foundation can then sink unevenly.

Look out for cracked walls, sticking doors, uneven floors, damp crawlspaces, or gaps in window frames to identify shifting foundations. Foundation repairs can cost thousands of dollars, depending on the severity.

2. Leaking Basements

Houses with basements are common in the St. Louis area. That’s great for tornado season, but unfortunately, leaks are prominent in old basements. This is sometimes related to the shifting foundation issues mentioned above, but not always. Sometimes leaks are caused by external drainage issues, like backed up gutters, the ground sloping toward the house (poor grading), or a bad sump pump. A leaky basement may not even be apparent until you experience a heavy rain, so make sure to ask the seller to disclose any known leak issues.  

3. Mold

If a house has poor ventilation along with leaking basements and humid summers, it can be a hotbed for mold. This is most common in basements, crawl spaces, and attics in the midwest. According to a ranking by American Home Shield, Missouri and Illinois rank somewhere in the middle for states with the worst mold issues. So, while it's not the worst part of the country for mold problems, you should check for musty-smelling areas when buying an older home. 

4. Outdated Wiring

Houses built before 1950 often have knob and tube (or K&T) wiring, which was the standard method of electrical wiring when electricity was first installed in homes in the 1880s. Knob and tube wiring uses ceramic knobs and tubes to support insulated copper wires, which are designed to be surrounded by free air for heat dissipation. This type of wiring is not grounded, meaning it lacks a dedicated grounding wire and is incompatible with modern 3-prong appliances and electronics.

While no codes specifically say K&T wiring requires replacement, it does carry some risk of fire if the sheathing is worn away or wires are sagging. There is also increased risk of shock from the outlets. Furthermore, insurance companies may take issue with these increased risks. 

Some older homes may already have updated, modern wiring systems, thanks to previous updates. However, you’ll want to find out about any updates before making an offer, and have an electrician look over the wiring if the house has K&T wiring.

5. Aging Sewer Laterals

Aging sewer laterals—the pipes connecting homes to main sewer lines—can eventually experience issues with corrosion, root intrusion, or structural failure. The resulting failures can cause backups, sewage leaks, and even sinkholes. Repairs are costly, but  modern trenchless, no-dig methods, like pipe lining, often last over 50 years. Be on the lookout for slow drains, sewage odors, backed-up toilets, or lush patches of grass over the sewer line indicating the need for a sewer lateral update, before making an offer. 

6. A Bad Roof

Asphalt shingles are the most common type of roofing in St. Louis and generally last between 15-30 years. Other materials, like slate and clay tiles found on more high-end homes, can last a lot longer. Still, when many St. Louis homes are well over half a century old, their roofs likely should have been replaced a couple of times (or more).  

Roofs are an important part of home inspections, but keep an eye out for sagging, curled or missing shingles, water stains on ceilings and walls, and damaged flashing. A bad roof will also affect your insurance premium, so it’s best to know all the details before making the offer.

7. Amateur "Updates"

Some people, especially those who flip houses, opt for cheap materials or workarounds for upgrades before selling a house, thinking it will look better and sell for more money. This can result in issues like the removal of a load-bearing wall for an "open concept", bad electrical work, or laminate or vinyl flooring laid over nicer, original hardwood flooring. Other possibilities include a coverup of other problems, like hiding water-damaged ceilings with new drywall.

Unfortunately, these “updates” are more common in older houses. Ask for details about upgrades to any older houses you might bid on. You can also look for telltale signs, like hidden water damage, new drywall, nonfunctioning lightswitches, or poorly patched flooring between rooms.

8. Asbestos and Lead

Before the 1980s, asbestos was commonly used in insulation, roofing materials, flooring, and textured ceilings, and lead was often used in paint and coatings. After it was found that asbestos causes a type of lung cancer and lead causes various health problems, especially in children, these materials were phased out. However, many older houses and buildings still contain some lead or asbestos. Most of the risk is from the accumulation of asbestos or lead over time as the materials wear away and get into the air or if there are renovations that break them up and distribute more harmful dust into the air. 

9. Cracked and Crumbling Mortar

Most older St. Louis houses are made from brick. Brick is a fantastic building material, offering better protection against wind and even tornadoes, compared to materials like vinyl siding. On top of that, it offers a beautiful, classic look. However, it does require the occasional repair—especially in houses pushing a century in age. 

Every 20-30 years brick homes will require tuckpointing repairs for cracks and crumbling mortar. When buying an old brick house, it’s best to check to see if tuckpointing will be necessary soon, as it can be a hefty expense.

10. Restrictions on Homes in Local Historic Districts 

While not a home inspection red flag, being in a historic district is a potential downside of owning an older St. Louis home. If you are someone who wants the freedom to make whatever changes you want to your home, you should check to see if the home you’re interested in is considered to be part of a St. Louis historic district. St. Louis historic district homeowners must get approval from the Cultural Resources Office (CRO) for certain renovations, including repairs, additions, and demolitions.

Yes! Many older St. Louis homes have been well-preserved and properly updated, while still maintaining their charm. They are also well-constructed and often in some of St. Louis’s most popular neighborhoods. And if you do fall in love with a home that has one (or more) of the issues mentioned above, you may be able to work something out with the seller.

When looking for a new home, make sure to be aware of the potential issues mentioned above, and ask plenty of questions about past renovations or changes. Most importantly, finding your dream home and making sure appropriate updates are made before you move in requires a good real estate agent. Your agent can negotiate with the seller (or their agent) to fix the problem or lower the price. If you’re ready to find a charming, older St. Louis home, our agents are here to help. Find an office near you today.