In short: We pulled 10 random reports on older Charlotte-area homes. All 10 had roof or chimney defects and 9 had plumbing leaks. See the photos and what it means.
📅 October 30, 2026 • ⏱️ 17 min read
We randomly pulled 10 inspection reports on resale homes ranging from just over 10 to more than 100 years old. Every one had a roof, flashing or chimney defect. Nine had plumbing leaks, and seven had structural or foundation problems, most of them visible only from the crawl space or attic.
| 10 of 10 had roof, flashing or chimney defects | 9 of 10 had plumbing leaks | 7 of 10 had structural or foundation problems |
Why inspect an older home
An older home has had years for water, insects, settling and earlier repairs to do their work, and most of that damage sits where buyers don’t look: in the crawl space, under the insulation and in the attic. Several homes in this study also had additions and repairs that weren’t done to standard. A thorough inspection is how a buyer finds out before the due diligence period ends, while there is still room to negotiate or walk away.
The reports were pulled at random from our files, not hand-picked for their findings. Each inspection followed the NC Home Inspector Licensure Board Standards of Practice. Client names and street addresses have been left out.
The homes
Ten resale homes across the Charlotte region, from a 2007 two-story to two houses more than a century old.
| Home | Location | Type and age |
| Home A | Sherrills Ford, NC | Two-story, built 2007 |
| Home B | Concord, NC | Ranch, over 10 years old |
| Home C | Salisbury, NC | Two-story, over 100 years old |
| Home D | Salisbury, NC | Two-story, over 100 years old |
| Home E | Gastonia, NC | Ranch, over 50 years old |
| Home F | Statesville, NC | Ranch with basement and boat house, over 25 years old |
| Home G | Salisbury, NC | Ranch, over 25 years old, vacant |
| Home H | Charlotte, NC | Ranch with basement, over 50 years old |
| Home I | Stanley, NC | Ranch, over 50 years old |
| Home J | Salisbury, NC | Ranch, over 50 years old |
By the numbers
Every home had a roof, flashing or chimney defect
Number of homes (out of 10) where each issue was found
Water was the common thread. Roof and flashing defects, plumbing leaks, poor drainage and wet crawl spaces together touched every home in the study, and they were behind much of the rot and microbial growth we found.
The most significant findings
Structure and foundation problems (7 of 10 homes)
Seven homes had problems with the structure that holds the house up. At Home C, the block foundation had a separation crack, a brick pier was leaning, the exterior wall above was bowed, and the subfloor under the laundry room had rotted so badly it wasn’t safe to walk on. At Home D, earlier floor repairs didn’t follow standard practice: joists and drop girders had been added under the dining room, the floors still sloped, and some of the added girders sat on bricks stacked with no mortar. Home H had a bowing basement floor system propped up on adjustable steel columns, plus repaired roof framing and sags in the roof line. At Home I, a floor joist was notched at the sill, another was cut through under the bathroom, and added block piers were built incorrectly. Home J had a stairwell added at some point whose weight wasn’t supported underneath, and piers built with the blocks laid the wrong way. At Home E, the porch landing was missing a support post. Most of these problems were only visible from the crawl space or the attic.
Crawl space moisture, microbial growth and rot (7 of 10 homes)
Water under a house rarely stays a crawl space problem. At Home C, there was standing water in the crawl space, the girders, band sill and floor joists through most of it were deteriorated, and microbial growth covered parts of the framing. Home G, a vacant home, had active water intrusion at the front, right side and rear, wet and rotted framing under the guest bathroom, insulation falling from the floor above, and microbial growth that had reached the interior walls. Homes I and J both had water intrusion and microbial growth on the framing. At Home H, moisture readings in the floor joists ran as high as 24.9%, and the basement walls were water-stained. Home F had microbial growth and water intrusion in the basement, and at Home E a tub leak was rotting the subfloor.
Roofs, chimneys and attic leaks (10 of 10 homes)
Every home had a roof, flashing or chimney defect, and most had water stains inside to show where it was leaking. Homes B and I had shingles at or near the end of their service life; Home I’s had been installed over an older layer. At Home C, failed chimney flashing and rotted rafter tails and roof decking matched water stains on the attic boards. At Home D, the roof had been patched with tar where an addition met the original house, the headwall flashing was tarred over instead of tucked under the siding, and a plumbing vent boot was repaired with exposed nails. Home H had failing shingle tabs with leak signs in the kitchen, chimney flashing letting water into the chimney, and stains in the attic. Home J had lifted shingles with stains on the ceiling below. Home F had an active skylight leak, with moisture readings above 17.5%, and a pump house roof sagging from an active leak. Home E’s chimney brick and mortar were deteriorating and its clay flue liner was missing or damaged. Home A had a damaged shingle on the garage roof and gutters so clogged that plants were growing in them.
Exterior rot, decks, porches and drainage
Six homes had wood rot in siding, trim, windows, door jambs, porch posts, steps or decks. Some of it was a safety issue: Home F’s side deck had rotted to the point that it wasn’t safe to walk on, and Home I’s rear porch column was rotted and poorly supported. Home F was also clad in EIFS, a synthetic stucco known for trapping moisture behind it, and the stucco on its boat house already had active water intrusion. Seven homes had grading, gutters or downspouts sending water toward the foundation. At Home G, the rear drive sloped toward the house and water was getting underneath it, and at Home C the front porch slab had dropped and now slopes toward the house. At Home E, the porch joist hardware was fastened with deck screws that aren’t rated for it.
Plumbing leaks and outdated piping (9 of 10 homes)
Nine homes had at least one plumbing leak, many of them active during the inspection. At Home D, a leaking tub supply line was damaging the wall and the hardwood floor in the dining room. At Home E, a tub leak was rotting the subfloor. Home F had leaks at the main water supply line and at a shut-off valve that had damaged the cabinet. At Home J, the tub drain, the shower pan and the water heater relief valve line were all leaking. We also flagged older materials and installs buyers should know about: polybutylene supply piping at Home D, a type known for failures; an old galvanized supply line at Home C; S-traps, which can let sewer gas into the house, at Homes A, C and F; and a kitchen sink trap installed upside down at Home D.
Electrical hazards (8 of 10 homes)
Eight homes had electrical defects. Home F had a Zinsco panel, a brand with known reliability and safety problems. At Home I, the neutral and ground were bonded together in the garage subpanel, an extension cord was being used as permanent wiring, open junction boxes and loose wires were lying in the attic insulation, and the service wires hung lower than 12 feet off the ground. Homes E and G had open wire splices. Home A had double-tapped breakers in both panels. Home B had ungrounded outlets, an outlet wired with hot and ground reversed, and a panel cover held on with sheet metal screws, which aren’t rated for that use. GFCI outlets didn’t trip when tested at Homes A, B and D.
Heating, cooling and ductwork (9 of 10 homes)
At Home B, rodents had chewed through the main supply plenum and ductwork in the crawl space. At Home E, the supply plenum was open to the crawl space where a duct was missing. Homes C, D and J had ducts or the main plenum lying on the ground, where they rust and deteriorate, and Home J’s uninsulated supply boots were sweating in the crawl space. Home D’s gas boiler had been damaged by improper flue venting, and Home H’s gas water heater vent showed signs of poor venting, which can let carbon monoxide into the home. At vacant Home G, the outdoor A/C unit had been stolen and the refrigerant lines removed.
Wood-destroying insects (3 of 10 homes)
Home A had active wood-destroying insect activity at the front, sides and rear of the house and in the siding of the detached garage. Homes C and D had evidence of insect activity in the crawl space; at Home D, the damage reached the band sill and the dining room subfloor. In each case we recommended a licensed pest control company follow up.
Safety items
Some findings were about the safety of the people living in the house more than the house itself. Homes D, F and I had shower windows without tempered glass, which can break into sharp pieces. Homes D and F had keyed deadbolts that need a key to get out in a fire. Smoke detectors were missing, not working or more than 10 years old at Homes A, B, F and G. At Home A, a pet door had been cut into the fire separation between the basement and the first floor. Homes C and D had ceiling tiles that may contain asbestos, given the age of the homes. Testing for asbestos is outside the scope of a home inspection. At Home E, the porch guard rail was climbable.
Insulation and attic ventilation
Attic insulation was missing in areas at Homes F and G, and at Homes C and J it had been installed with the vapor barrier facing the wrong way, which can trap moisture. Crawl space floor insulation was damaged or hanging loose at Homes D, G, H and J. At Home I, a bath exhaust fan was venting into the attic, and dark staining on the roof sheathing pointed to poor attic ventilation.
What this means for buyers
None of these homes looked like trouble from the street. The problems were under the floors, in the attics and behind earlier repairs, and each buyer got a photo-documented report to use in negotiations or to decide whether to move forward.
- Make sure the crawl space and attic get inspected. Most of the serious findings in this study were there.
- Ask about past repairs and additions. At Homes D and J, earlier repairs or additions weren’t done to standard, and Home H showed signs of past roof framing repairs. Ask the seller for permits, invoices and engineer’s letters.
- Bring in specialists early. When we flag structure, roofing, moisture or electrical issues, get the licensed contractor or engineer out before your due diligence period ends.
- Plan for the big-ticket items. Roofs, water heaters and HVAC equipment near the end of their life showed up again and again.