Buying an Old House in South Carolina: What to Inspect

A buyer’s guide from Sara Hape, BlackManor Real Estate

I love old houses. I also know what can hide behind the plaster. Here’s the checklist I walk my buyers through before they buy an older or historic home in Florence and the Pee Dee. Use it to plan your inspections and your budget, so the charm doesn’t come with surprises.

1. Electrical

  • Look for knob-and-tube wiring, two-prong (ungrounded) outlets, and older or recalled electrical panels.
  • Ask your inspector to note anything an insurance company or lender may flag. Some insurers want older wiring updated before they will write a policy.

2. Plumbing and sewer

  • Older homes may still have galvanized steel, cast iron, or clay sewer lines that rust, crack or fill with roots.
  • A sewer camera scope is worth the cost on almost any home over 50 years old.

3. Termites and wood damage

  • South Carolina’s warm, humid climate is hard on wood. Most lenders here require a CL-100, the South Carolina wood infestation report, before closing.
  • Even with a clean report, ask about past treatments and old damage that was repaired.

4. Foundation, crawlspace and moisture

  • Many older Florence homes sit on brick piers over a crawlspace. Check for sagging floors, standing water, high moisture and wood rot under the house.
  • Ask about drainage, gutters and whether a vapor barrier or dehumidifier would help.

5. Roof, windows and HVAC

  • Find out the age of the roof and the heating and cooling system. These are big-ticket items, and insurers often ask about roof age.
  • Original wood windows can be beautiful and repairable, but get a sense of their condition and what restoring them might cost.

6. Lead paint and asbestos

  • Homes built before 1978 may have lead-based paint. Sellers must give you the federal lead disclosure, and you have the right to ask for time to test.
  • Older flooring, siding, pipe wrap and ceilings can contain asbestos. It is usually safe left alone, but plan ahead if you want to renovate.

7. Insurance and historic district rules

  • Get an insurance quote early, during your inspection period, not the week before closing.
  • Parts of Florence, including Timrod Park and downtown, are in city overlay districts. Some exterior changes may need review by the City of Florence Planning office. Read about Timrod Park.

Thinking about an older home?

I’ll help you find the right house, line up inspectors who know old homes, and use what they find to negotiate. Text me what you’re looking for and let’s get started.

This guide is general information, not a substitute for a licensed home inspector or other professional. Have questions? See my FAQ.