What I Keep Finding in Birmingham Homes

Crawlspace moisture is at the top of the list. Birmingham's humidity doesn't quit, and homes with unsealed crawlspaces almost always show damage underneath — rotted floor joists, mold growth, sometimes settlement. Sellers don't love talking about this one. Buyers absolutely need to know about it.

Older electrical panels come up a lot too. Federal Pacific and Zinsco panels are still in a meaningful number of homes built between the 1960s and early 1980s. These have a documented problem with breakers that don't trip under overload. They're not always a dealbreaker, but they need an electrician's eyes before closing.

HVAC units near the end of their life. Most systems last 15 to 20 years. A lot of what I inspect has equipment from the early 2000s — still running, but not for much longer. I note the age and condition so buyers can factor replacement into their negotiations.

Roof condition that doesn't match what you see from the street. Asphalt shingles in Alabama wear faster than national averages because of the heat. Granule loss, lifted shingles, flashing problems — these are common on roofs that look fine at a glance but have a couple years left in them at most.

Wood rot around windows and doors. High humidity, occasional water intrusion, and deferred maintenance are a combination that eats painted wood trim. It's rarely structural, but it's also rarely cheap to fix the right way.

None of this is a reason not to buy a house. It's a reason to know what you're buying before you do.