Common Inspection Problems in Historic New England Homes
New England’s historic properties are known for their charm, character, and craftsmanship. However, a home inspection may reveal a few surprises, such as crumbling mortar and drainage problems. Below, we highlight some of the most common issues found in historic home inspections and the foundation repair methods that fix them.
The Architectural Legacy of New England Homes
New England homes reflect centuries of architectural evolution, shaped by regional climate, available materials, and cultural influences. Understanding these historic styles offers context for the structural challenges many of these homes face today.
Below are some of the most notable architectural styles from New England’s past:
Pre-1880s
- Colonial homes: These homes have symmetrical architecture and a two-story rectangular layout
- Saltbox homes: Feature two stories in the front, one in the back, and a central chimney
- Georgian: Characterized by clean lines, elegant proportions, and exposed brick
1880s–1920s
- Victorian homes: Ornate houses often with turrets, bay windows, and steep gabled roofs
- Greek revival homes: Grand properties with white columns, tall parlor windows, and decorative moldings
- Farmhouses: Often more modest, family-friendly homes designed for rural environments
1930s–1950s
- Craftsman homes: Small- to medium-sized single-family properties with simple features that emphasize natural materials
- Cape Cod homes: Usually single-story properties with a flat design and gabled roof that withstands adverse weather
Each architectural style is unique and adds to New England’s aesthetic charm, but many historic homes are structurally fragile. Foundation issues often arise due to poor soil conditions, excess moisture, harsh weather, and years of modifications like plumbing or HVAC retrofits.
Foundations: An Often Overlooked Problem in Historic Homes
If you own an older property, a home inspector may discover the following foundation-related issues:
- Crumbling mortar: Common in pre-1900 homes, fieldstone foundations were made from local stones and sometimes laid with a lime-based mortar. Over time, this mortar can crumble due to wear and tear, moisture exposure, and other factors.
- Shifting stones: The stones in a fieldstone foundation may shift because of ground movement and settling, compromising a home’s structure.
- Water seepage: Groundwater from heavy rain and snowmelt can seep into a foundation and damage it, especially if the foundation has cracks or gaps.
- Drainage problems: Inadequate drainage systems, common in historic homes, might not direct water away from a foundation properly, weakening it over time.
- Foundation settlement: Older homes built on poorly compacted soil are at risk of foundation settling, especially in regions vulnerable to erosion.
Other Issues Common in Historic Homes
Inspectors often uncover additional concerns in older homes, such as:
Framing and Structural Concerns
- Undersized framing components
- Wood rot, pest infestations, or damaged framing (especially in basements and crawl spaces)
- Structural inconsistencies from DIY repairs over the years
- Sagging beams or uneven floors due to weakened foundation support
Electrical and Plumbing
- Knob and tube wiring, commonly used from the 1880s-1940s
- Deteriorating gas lines and outdated fuse boxes
- Old waste lines and cast iron piping
- Hidden hazards, such as radon, asbestos insulation, and underground oil tanks
Roof and Chimney
- Slate roofs near or past end-of-life
- Leaky copper flashing or original chimney mortar in need of repointing
- Chimney leaning due to foundation settlement or frost heave
Moisture and Environmental Damage
- Basements with persistent dampness or water pooling
- Cracked or bowed basement walls
- Mold, mildew, or musty smells (especially in crawl spaces)
- Lack of vapor barriers or sump pump systems in older basements
What Can You Do About Foundation Problems?
Scheduling a foundation inspection for an older home is a smart move. Unlike a standard home inspection, it offers a deeper look at structural integrity and can uncover hidden issues. This is especially important if you’re already noticing early signs of foundation shifting or settling. Addressing these problems now helps prevent more expensive repairs later. Always choose a professional familiar with New England’s historic homes and varied foundation types.
Groundworks Protects Historic Home Foundations
If your historic home in Northern New England has structural issues, Groundworks can help.
Our team offers free inspections and tailored repair solutions to protect your home’s integrity, safety, and appearance. Contact us today to learn more.
Foundation Repair FAQs
Yes, foundation repair restores the stability and integrity of your building, preventing further damage. Solutions like helical piles and polyurethane injection provide long-lasting support for your foundation.
Yes, by increasing soil density and treating expansive clays, we mitigate future risks of settlement, movement, or damage to foundations.
The duration of repairs depends on the severity of the foundation issues. Many projects can be completed within a few days, but larger or more complex repairs may take longer. We provide a detailed timeline during our initial assessment.
