60's/70's Dallas Homes? Your Opinions?

Question

Hi all,

I'm currently looking into single family homes to househack in North Dallas specifically North Irving, Carrolton-FB and Plano. I've noticed most of the homes in my price range 215k-265k are homes built in the early 1960's to late 1970's. Is there anything to keep in mind when looking at homes this old?

Are there any key expenses related to older homes or the Dallas geography to watch out for in general? I hear foundation issues are extremely common in the area. Thanks!

Bruce Lynn · Answer

Had this discussion with one of my clients yesterday.....a few things....one is sewer pipes...at this point I would probably be looking to see if they were replaced...in my experienced the cast iron black pipe lasts about 50 years...occasionally 60 or 70...at this point you may be looking at also replacing electrical and plumbing systems and insulation.

In all the areas you mentioned there can be foundation issues and significant foundation issues.  Probably the worst dirt in the metroplex.  I lived in North Dallas near Walnut Hill and Webbs Chapel for many years and that black gumbo dirt is just horrible.  Those years were also the ones to me around here when they had shifted from pier and beam to slabs, so they were still learning what works....maybe we are still learning....or maybe there is nothing in that black gumbo dirt that works.

There are other things I look for in those areas....how things drain or the topograhphy of the lot.   That seems to have an impact on the integrity of the foundation.   Not all homes have foundation issues, but many do and I think you either have to budget for it and know repair will happen, or you do everything you can to minimize the risks.

Don't let anyone sell you on "lifetime" warranties...or other crap about foundation repair.   After having been in thousands of houses I think most repair is not lifetime fix and done.   I've probably been in 10,000 foreclosures or more and I would say many of them, especially in these areas had foundation issues.  I remember one in Irving probably had 12" drop like stairs in many places.

You can find good homes though....just be careful or be informed.

Bruce Lynn · Answer

@Dustin Lang   Every deal is different but I think in most cases the best negotiation is if something is broken, not if it will be broken in the future.  Just too many buyers out right now even after Covid to get much I think in most cases.  If it is broken, that's probably a different story as some others have mentioned.   There are some home inspectors that also will measure foundation levels so that might be a start.  If you think there are issues, then you might also get a foundation repair company to take a look....just keep in mind they are often there to sell you something....so rare they come out and tell you everything is good and the estimate is zero.  Some give you $4000-$5000 estimate just for showing up for free.

If it needs repairs will your lender finance that?  Don't waste your money on inspection and appraisal just to find out they won't finance a home with structural issues.

If you think the sewer lines have not been replaced then you might want a plumber to scope them.  That can save you some money in the long run.

Charles Goetz · Answer

@Dustin Lang I would agree with everything @Bruce Lynn said. I'm working on a house in north Carrollton that was built in the late '70s and we're in the process of replacing all the cast iron sewer lines. This is due to the iron pipe corroding and this is surprisingly common on homes of this age in this area. The foundations are also an issue, but really most houses around here have had issues with foundations or will have due to the soil, so it's just part of the deal. Another thing I would look for is aluminum wiring. The late '60s and early '70s homes were built using aluminum and it can be a real problem.

This isn't to say that all houses from this time or area are bad. Personally I would spend the money and have a sewer inspection done by a plumber along with the home inspection. I'm paying around $250-350 to get one done and it could save you in the long run. We're paying 29k to get the sewer replaced at the house I'm working at.

Account Closed · Answer

Best way to confirm status of Cast Iron Pipes is to have a plumber run a camera down the line to look for breaks / failures. In any house that does have cast iron pipes, I would budget to replace - they will fail, better to replace up front than when occupied. Properties on slabs with foundation problems can be fixed affordably with a reputable contractor and often pose an opportunity for negotiating power with the seller - many retail buyers have irrational fear of foundation remediation in a new home.

With regards to HOAs every situation is different but in certain instances if the dues are reasonable and the HOA is well run / administered it can actually be a value add / protective of property values for the subdivision overall. This has been my experience with a B level SFR in Collin Co (suburb far north of Dallas).

You are asking lots of good questions, best of luck to you in your search!

Jordan Moorhead · Answer

@Dustin Lang househacked and then sold 2.5 years later

Marlen Weber · Answer

@Dustin Lang not a problem. I do not think it requires a specialist, just something to be on the lookout for when dealing with older homes. Best of luck.

Jordan Moorhead · Answer

@Dustin Lang I wouldn't worry about a 60's home. My first house was built in 1900 and it didn't fall over!

Jorge Gonzalez · Answer

@Dustin Lang

Hey again Dustin! This is a great question and discussion going on here. I’d also agree with the previous responses on these homes in the Dallas DFW areas. I’ve also had issues regarding aluminum wiring, electric panel not being up to code, rotted wood from a ton of moisture, and foundation issues. Just to give you an insight, for the aluminum wiring and electric panel, I was able to get seller concession for this item, approx $7k, which work ended up being $5k to get electrical up to code. For foundation, if the inspection goes well, I wouldn’t necessarily worry about it, but I’ve hired a structural engineer once just for peace of mind on a home that was built on a slope. A $500 expense that will end up saving $$$ thousands in the long haul. Something minor, but recurring was broken windows, which I ended up just asking for seller concessions.

Marlen Weber · Answer

Hi @Dustin Lang. Definitely keep an eye for foundation and also find out when was the last time the central heating and cooling was replaced. You also want to look out for wood rot. Many HOAs require you to maintain the exterior to where that could be an additional expenses.

Dustin Lang · Answer

@Bruce Lynn Good to know! Thank you again and i will keep all of this in mind moving forward!

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