A large share of San Jose homes were built between 1950 and 1985. They are solid houses, but after walking through hundreds of inspections, the same five issues come up again and again. Here is what they mean and what they roughly cost, so you can negotiate instead of panic.
1. Sewer lateral problems
Original clay or Orangeburg sewer pipes crack and get invaded by tree roots. Always order a sewer scope ($250–$400). Replacement runs $8,000–$25,000 depending on length and whether the street must be cut. This is one of the most common repair credits I negotiate.
2. Old electrical panels
Zinsco and Federal Pacific panels are known fire risks, and many insurers will not write a policy until they are replaced. Budget $3,000–$6,000 for a new 200-amp panel. Knob-and-tube wiring (pre-1950) is a bigger conversation.
3. Foundation and drainage
Hairline cracks are normal. Watch for doors that stick, sloping floors, and standing water at the foundation. A foundation engineer's report ($500–$900) tells you whether you are facing $2,000 of drainage work or $60,000+ of underpinning. Hillside areas like Almaden and Evergreen deserve extra attention.
4. Roof near end of life
Many 1970s homes are on their second or third roof. Ask the age. A new composition roof on a typical 1,500 sq ft home runs $18,000–$30,000; tile and flat roofs cost more. A roof with 3–5 years left is a negotiation point, not a deal-breaker.
5. Unpermitted additions
Converted garages, enclosed patios, and “bonus rooms” are everywhere in East and South San Jose. They may be fine — but check city permit records, understand insurance and resale implications, and never pay full price per square foot for unpermitted space.
How I handle this for buyers
We go in with the right inspections (general, pest, sewer, and roof or foundation when warranted), we prioritize safety and structure over cosmetics, and we ask for repairs or credits with contractor quotes in hand. Sellers respond to numbers, not feelings.
Buying an older home and want a second set of eyes on the report? Send it over.
Tóm tắt tiếng Việt
Nhà ở San Jose đa số xây từ 1950–1985. Năm vấn đề Ken gặp nhiều nhất khi inspection:
- Ống cống (sewer lateral) — luôn soi camera; thay mới $8,000–$25,000.
- Hộp điện cũ Zinsco / Federal Pacific — bảo hiểm có thể từ chối; thay $3,000–$6,000.
- Nền móng và thoát nước — cửa kẹt, sàn nghiêng là dấu hiệu; nên mời kỹ sư.
- Mái nhà sắp hết hạn — mái mới $18,000–$30,000.
- Phòng xây thêm không giấy phép — rất phổ biến, đừng trả giá như diện tích hợp pháp.
Ken đi inspection cùng khách, ưu tiên an toàn và kết cấu, rồi xin credit với báo giá thợ trong tay. Gửi report cho Ken xem giúp.
