What a Home Inspection Finds in Older Two- and Three-Family Homes

Two- and three-family homes are a big part of the housing in Chelsea, Everett, Revere, East Boston, Lynn and Malden. Many were built generations ago, long before today’s building codes. They can be great homes and great investments. But an older multi-family has more of everything: more roofs and porches, more kitchens, more heating systems, more wiring. That means more that can go wrong.

A good home inspection is your best tool. Here is what inspectors often look at in these buildings, and how to use what they find.

Start with the right inspector

Home inspectors in Massachusetts must be licensed by the state. Under state rules, all real estate agents other than the buyer’s agent are not allowed to recommend a specific home inspector. Every agent must give you the state’s Home Inspectors Fact Sheet. You choose your inspector.

Ask inspectors if they have experience with older multi-families. Ask what the inspection covers and how long it will take. A three-family takes much longer than a condo. Plan to be there. You will learn a lot.

What inspectors often flag in older multi-families

Every building is different. These are common areas of concern, not a promise of what any home will have.

Roof, gutters and the outside

Flat or low-slope roofs, flashing around chimneys, and gutters all get a close look. Water is the enemy of an old house. Look for signs of leaks on the top floor ceilings.

Porches and stairs

Many triple-deckers have stacked porches and back stairs. Inspectors check for rot, loose railings, and weak supports. These are safety items, and repairs can be costly.

The basement and foundation

Stone or brick foundations are common in older homes. Inspectors look for cracks, water, and dampness. A wet basement can mean drainage work.

Electrical

Older homes can have outdated wiring, like knob-and-tube, old fuse panels, or outlets with no ground. Some may have been added on over the years without proper work. Some insurance companies ask about old wiring before they write a policy, so call your insurance agent early. A licensed electrician can give you a repair estimate.

Heating systems

Each unit may have its own boiler or furnace, or the building may share one. Inspectors check age, condition and venting. If the home heats with oil, ask about the tank. State law required 1- to 4-unit oil-heated homes to have an oil safety valve or a sleeved oil supply line by September 30, 2011, unless exempt. Insurance companies must offer coverage for oil leaks, but only if the system meets the rule.

Plumbing and water heaters

Older pipes, slow drains and aging water heaters are common findings. If each unit has its own water heater, check the age of each one.

Possible asbestos

Old pipe wrap and some old floor tiles may contain asbestos. An inspector can point out materials that look suspicious, but only a lab test can confirm. Do not disturb them. Ask a licensed professional about next steps.

Lead paint: know the rules

Homes built before 1978 may contain lead paint. Before you sign the Purchase and Sale Agreement, the seller and agents must give you the state’s Property Transfer Lead Paint Notification. You have at least 10 days, or longer if agreed, to do a lead inspection if you choose.

This matters even more for a multi-family. If a child under 6 will live in the home, the owner must have it deleaded or brought into interim control within 90 days of taking title. The Lead Law also covers rental units where a child under 6 lives. Our guide on being a landlord in Massachusetts explains more.

Smoke and CO alarms

The seller must get a smoke and carbon monoxide certificate from the local fire department before closing. That covers the alarms. It does not mean the building has no other fire-safety issues. Ask your inspector about exits, stairs, and venting.

Check the paperwork, too

Some questions are not answered by an inspector:

• Is every unit legal? A basement or attic unit may not be approved by the city. Check building department records. It affects financing, insurance and rent.
• Who pays for heat? Read the leases. In Massachusetts, heating season runs from September 15 to June 15. When the owner supplies heat, rooms must be at least 68°F during the day and 64°F at night.
• Are utilities separate? Separate meters for each unit can lower your costs as an owner.

How to use the report

Almost every older home will have a long report. Do not panic. Sort the findings into three groups:

1. Safety issues that must be fixed soon.
2. Big-ticket items, like a roof, heating system or porches, that change your budget.
3. Normal wear you can plan for over time.

Then get estimates from licensed contractors for the big items. With that, you can ask for repairs, a credit, or a lower price. Know your inspection deadline in your offer. Our guide on making an offer in Massachusetts explains how contingencies work, and our home inspections guide covers the basics.

The bottom line

An older two- or three-family can be a smart way to own a home and earn rent. Go in with clear eyes. A careful inspection, a few expert estimates and the right questions will help you buy with confidence.

Sources: Mass.gov, Information for Real Estate Agents about Home Inspectors Licensure; Mass.gov, Property Transfer Lead Paint Notification and certification form; Mass.gov, Homeowner Oil Heating System Upgrade and Insurance Law; Mass.gov, Preparing Your Home for a Smoke and CO Alarm Inspection; Mass.gov, Guidance on heating season and minimum temperatures.

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