Comparing older and newer homes

Q: I'm considering the purchase of a home that was built in 1951, and I have two questions:

1. Are plumbing systems from that era consistent with today's standards? (I think the pipes are steel.)

2. Are electrical systems of that age safe, and are they capable of providing enough power for today's electrical needs?

A: Construction standards have changed considerably in the past seven decades, especially with regard to plumbing and electrical systems. The use of galvanized steel water piping was abandoned in favor of copper in the late 1960s, and in recent decades has moved from copper to PEX (cross-link polyethylene). The problem with old galvanized pipes, aside from leaks, is internal rust buildup, which reduces water volume. The most obvious symptom of corroded steel water lines are changes water volume, particularly in showers, when other plumbing fixtures are operated.

Electrical systems in the early 1950s had much less capacity than today's systems, because there were fewer electrical uses at that time. Typical breaker panels from that period provided from 50 to 70 amps, and some of those systems were still equipped with old-fashioned fuses. The minimum service size since that late 1950s is 100 amps, and breaker panels in newer homes are wired with many more circuits. Wall outlets in the 1950s were also ungrounded, and today many outlets have ground fault and arc fault protection to reduce shock hazards and to prevent fires.

Many aspects of a 1950s home are obsolete by today's standards. Therefore, be sure to hire a highly qualified home inspector before closing escrow on this property.

Q: Our homeowners insurance company recently sent an inspector to our home to make sure the value of our policy covered replacement costs for the building. They now say the property value has increased by about $75,000, so they are raising the premium to pay for the additional coverage. Are insurance companies allowed to do this, or do I have recourse? It seems to me that the increased value is largely due to inflated land costs, not increased value of the building. What can we do?

A: A modern proverb cynically declares the "golden rule" to be that "whoever owns the gold rules." And who, after all, is more heavily laden with proverbial gold than insurance companies? Hence, they lay the rules, and we pay the jewels. Nevertheless, you may still retain a small voice in the conversation.

State agencies that govern insurance companies often have review processes whereby complaints can be considered. You should check to see if such recourse is available to you. Inflated land costs, as you say, should not increase the cost of replacing a home. On the other hand, recent increases in construction costs have been significant in recent years, and this may account for the proposed premium increase.

Aside from these conflicting considerations, the costs of everything should always be expected to rise.

• Email Barry Stone, certified building inspector, at barry@housedetective.com.

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