Washtenaw County · 8 min read

Common Inspection Issues for Washtenaw County Historical Homes

Learn about typical inspection issues in Washtenaw County's historic homes, including electrical setups, lead paint, and foundation settling.

Washtenaw County is home to many beautiful historic properties, especially in areas like Ann Arbor's Old West Side, Ypsilanti's Historic East Side, and parts of Chelsea. While owning a historic home has undeniable charm, it also comes with unique challenges. For buyers and owners alike, understanding the common inspection issues in homes built before 1940 is critical to avoiding costly surprises.

Old Electrical Setups

One of the most common inspection issues in Washtenaw historical homes involves outdated electrical systems. Homes in neighborhoods like Ann Arbor’s Kerrytown or Ypsilanti’s Depot Town often still have knob-and-tube wiring or ungrounded outlets. Knob-and-tube wiring was standard up until the 1930s, but it lacks the grounding wires found in modern systems, making it a safety hazard.

Another issue we frequently see is undersized electrical panels. Many of these homes were built when 30-amp or 60-amp service was sufficient. With today’s appliances and technology, most homes need at least 100-amp service, and 200-amp service is increasingly common. Upgrading an old electrical panel typically costs between $2,500 and $4,000 in Southeast Michigan as of 2026.

If you’re buying a historic home in Washtenaw County, ask your inspector to verify whether the electrical system meets modern safety standards.

Lead Paint Risks

Another significant concern in Washtenaw historical homes is lead-based paint. Homes built before 1978 are at risk, but it’s especially prevalent in homes constructed before the 1940s. Ann Arbor’s Burns Park and Ypsilanti’s Normal Park are prime examples of neighborhoods with older housing stock where lead paint can still be present.

Lead paint is dangerous when it begins to deteriorate, producing chips or dust that can be inhaled or ingested, particularly by young children. Testing for lead paint is relatively inexpensive, costing between $300 and $600 for a typical home in 2026. If remediation is needed, removal costs can range from $8,000 to 5,000 depending on the size of the home and the extent of the issue.

If you’re planning renovations on a historic home, be aware that disturbing lead-painted surfaces could release toxic dust. Proper precautions are essential.

Foundation Settling and Structural Issues

Many Washtenaw County historical homes were built with stone or brick foundations, which can lead to unique challenges over time. In areas like Dexter and Saline, homes built before 1940 often show signs of settling or shifting due to Michigan’s freeze-thaw cycles and clay-heavy soil.

Common indicators of foundation settling include sloped floors, cracks in plaster walls, and sticking doors or windows. While minor settling is normal in older homes, significant movement can compromise the structural integrity of the house. Repairing foundation issues can be costly, with prices ranging from $5,000 for minor repairs to over $30,000 for extensive work like underpinning or rebuilding a foundation wall.

Another structural concern we frequently encounter is rotting sill plates and floor joists. This is especially common in homes where moisture has seeped into the basement or crawl space over decades. Proper drainage and dehumidification systems can help mitigate these issues, but repairs may still be necessary.

Always include a foundation inspection when buying a historic home in Washtenaw County. Catching issues early can save significant repair costs later.

How to Approach a Historic Home Purchase

Purchasing a historic home in Washtenaw County requires a balance of appreciation for its character and a realistic understanding of its maintenance needs. Start by hiring an experienced inspector familiar with the nuances of older homes. At The Problem Experts, we’ve inspected hundreds of historic homes across Southeast Michigan, and we know what to look for—from Ann Arbor’s historic districts to the century-old farmhouses in Whitmore Lake.

For buyers, it’s essential to factor potential repair costs into your budget. Lead paint remediation, electrical upgrades, and foundation repairs can add up quickly. Sellers should also consider pre-listing inspections to address or disclose any significant issues, which can help ease buyer concerns and streamline the sale process.

If you’re considering buying or selling a historic home in Washtenaw County, The Problem Experts can help ensure you fully understand the property’s condition. Call us today at (734) 386-0283 to schedule an inspection or to discuss any concerns about your historic property.