Utilities and Seismic Safety in Old Buildings: How to Check Before Buying

Why this matters ⚠️

Buying an older home is both an emotional and technical decision. Faulty utilities or weak seismic performance can turn a good deal into a long, costly project — or worse, a safety hazard. In Georgia, where seismic activity and moisture can affect buildings, combining utility checks with a structural review is essential.

First priorities ✅

1. Electrical system 🔌

• Check the distribution panel for clear markings, signs of overheating, and the condition of breakers.
• Learn the wiring age and materials — older fabric or aluminum wiring often needs replacement.
• Hire a licensed electrician to test circuits and grounding for modern loads.

2. Gas installations 🔥

• Request documentation for gas connections and service history for boilers or stoves.
• Watch for gas smells, corrosion around fittings, or modified piping.
• Only certified gas technicians should work on gas lines — leaks are dangerous.

3. Water and sewerage 🚰

• Inspect visible pipes in basements and under sinks for leaks or corrosion.
• Ask about pipe materials and approximate age; old metal pipes can clog or corrode.
• Check stack vents and drains for odors or repeated repairs.

4. Heating and hot water ♨️

• Identify the heating system type and maintenance history of boilers or heaters.
• Older heating systems often need servicing, safety checks, and parts replacement.

5. Roof, facade and drainage 🌧️

• Inspect the roof covering, gutters and water diversion — moisture near the foundation causes long-term damage.
• Ensure proper grading and drainage away from the base.

6. Seismic resilience and structural checks 🏗️

• Differentiate between paint/plaster cracks and structural cracks in masonry or concrete.
• Ask about foundation type and load-bearing elements — some older masonry without reinforcement is more vulnerable.
• Engage a structural engineer to assess load paths and potential retrofitting needs.

Who to hire and what tests to run 👷‍♀️🔍

• Licensed electrician for panel tests and safety checks.
• Certified gas technician for pressure and leak tests.
• Plumber for pipe condition and drainage inspection.
• Structural engineer or seismic specialist for building stability assessment.
• If necessary, material testing (moisture, corrosion) can provide deeper insight.

Documents to request 📑

• Building passport or technical plan and repair history.
• Permits or certificates for major repairs and renovations.
• Handover documents and records of past inspections.
• Service records for gas, heating, and electrical systems.

Common red flags to watch for 🚩

• Through-thickness cracks in load-bearing walls.
• Repeated floor settlement or noticeable sagging.
• Severe corrosion on metal elements or reinforcement.
• Recurring gas or sewage problems.

Practical pre-purchase checklist 🧾

1. Obtain documents and maintenance history.
2. Perform a visual inspection and take photos of issues.
3. Bring at least two specialists to assess key systems.
4. Request a written engineer’s report with recommended works and estimates.
5. Use inspection results to negotiate price or request repairs.

Costs and negotiation tips 💬

Avoid fixing a single number in your head — rely on professional estimates. Utility upgrades and structural reinforcement can be significant investments, but they are negotiable: include repair costs in your offer or ask the seller to complete essential fixes before closing.

Final thoughts and safety advice 🙏

Buying an older property requires patience and attention to detail. Technical inspections are your protection against unexpected costs and safety risks. Invest in professional assessments and treat their recommendations seriously.

If you need help arranging inspections or want a trusted partner to evaluate an older property in Georgia, BuyHome can coordinate specialists and guide the process. Contact us to make the purchase safer and clearer 🤝

Visit https://buyhome.ge/en to browse listings or request a building assessment via https://buyhome.ge/en/search/building