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5 Costly Defects I Find in Victoria Heritage Homes Every Month

“Last month, I inspected a century-old home in Fairfield and found a cracked foundation that had shifted over decades—something the seller never noticed. Victoria’s heritage homes are full of character, but they also hide defects that can hit your wallet hard. At Watchtower Home Inspections, I focus on the functionality and safety of major systems, and here’s what I see every month in these old beauties.”

Victoria’s heritage homes—think Rockland, James Bay, or Oak Bay—are treasures, but a century of Island weather and renovations can take a toll. I’m not here to judge code; I’m here to check if the roof, electrical, plumbing, and structure still do their jobs. Here are five defects I spot regularly that buyers and sellers need to know about:

1. Outdated Electrical Systems

Knob-and-tube wiring is a relic in many Victoria homes built before the 1940s. I’ve seen it live and humming in Gonzales attics, powering lights but straining under modern loads. It’s not about meeting today’s rules—it’s about safety. Overheating risks grow when it’s overloaded, and buyers deserve to know what they’re dealing with. A full rewire isn’t always needed, but functionality matters.

2. Cracked Foundations from Years of Settling

These old homes have sat through decades of rain and subtle shifts. In Fernwood, I’ve found hairline cracks in concrete or stone foundations that hint at movement over time. It’s not always a crisis, but when water seeps in—thanks to Vancouver Island’s wet winters—it can compromise stability. I check how it’s holding up, because a solid base is non-negotiable for safety.

3. Uncovered Crawlspaces and Lack of Encapsulation

Open crawlspaces are common in Vic West or Esquimalt heritage homes, and they’re trouble. I’ve crawled under houses and seen bare dirt floors soaking up moisture, no vapor barriers, and zero encapsulation. This ties into settling too—unstable soil can shift the house above. Encapsulation (sealing it up with liners) isn’t standard in old builds, but it’s a game-changer for keeping things dry and functional. Buyers ask me about this a lot—it’s a hidden cost if ignored.

4. Worn-Out Roofing After Island Weather

Steep roofs and cedar shingles look great, but I’ve climbed onto James Bay rooftops after a storm and found cracked tiles, worn flashing, and moss buildup. Victoria’s wind and rain chew through old materials fast. A roof’s job is to keep the house dry, and when it’s failing, you’re looking at leaks that hit the interior. I check for wear, not perfection—functionality is what counts.

5. Asbestos Insulation from Past Renovations

Many heritage homes got reno’d in the ‘60s or ‘70s, and I’ve pulled back attic insulation in Rockland to find vermiculite laced with asbestos. It’s not a daily hazard if undisturbed, but flip a house or redo the wiring, and it’s a safety issue fast. Owners need to know it’s there—testing confirms it, and I’ve seen it more than once in Victoria’s old stock.

6. Cast-Iron Sewage Drain Plumbing

Cast-iron pipes are a hot button in Victoria—and for good reason. I’ve scoped drains in Oak Bay and seen them rusting from the inside out, clogging up, or cracking with age. It’s not just a repair headache; insurance companies here flag it as a risk, sometimes hiking premiums or denying coverage. In a heritage home, replacing it’s a big job, but knowing its condition upfront keeps buyers and sellers ahead of the game.

These defects don’t mean a house is doomed—they’re just part of Victoria’s heritage charm. My role at Watchtower is to give you the facts on how these systems are holding up, so you’re not blindsided by repairs or insurance snags. Knowledge is your best tool.

Buying or selling a heritage home in Victoria? Book a detailed inspection with Watchtower Home Inspections to catch these issues early. Call 778-677-9369 or click here to book a home inspection today.

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