Buying an Older Home in Decatur? Here's What I Look For

Decatur has some of the best older housing stock in Central Illinois — solid bungalows, Tudor-style homes near the Country Club, and craftsman cottages in the older neighborhoods. They were built well. But they were also built before modern electrical, plumbing, and energy codes — which means they accumulate quirks.

If you’re considering an older Decatur home, here’s what we look for during the inspection — and what’s worth paying attention to before you make an offer.

1. Electrical service capacity

Many pre-1970s Decatur homes still have 60-amp or 100-amp electrical service. Modern homes need 200 amps for central A/C, electric vehicle charging, electric ranges, and high-draw appliances. If you plan to add any of those, budget $2,500 to $4,000 for a service upgrade.

We also look for:

• Federal Pacific Stab-Lok or Zinsco panels — known fire hazards, recommended replacement
• Aluminum branch wiring — common in 1965–1973 homes; safe with proper connections, but every outlet and switch needs special pigtailing
• Knob-and-tube remnants — sometimes left in attics and walls; insurance companies often refuse to insure homes with active K&T

2. Galvanized supply lines

Pre-1960s Decatur homes were plumbed with galvanized steel. Inside, those pipes corrode and reduce flow. By 50 years in, water pressure at upper-floor showers can be a trickle.

We turn on the upstairs shower while running the kitchen sink and check pressure. If it drops noticeably, you’re looking at a whole-house repipe — typically $8,000 to $15,000.

3. Cast-iron drain stacks and clay sewer laterals

Cast-iron stacks last 50–80 years. Clay sewer laterals (the line from the house to the street) last about the same.

If the home is in that age range and we see signs of frequent backups, slow drains, or root intrusion, we recommend a sewer scope — a plumber runs a camera through the lateral. Costs $200–$300. Catches a problem that’s $5,000–$15,000 to fix if it surprises you after closing.

4. Asbestos

Common in pre-1980 Decatur homes:

• Pipe insulation in basements (white wrapped insulation around heating pipes)
• 9x9 floor tiles
• Popcorn ceilings
• Some siding (asbestos cement shingles)

Asbestos in good condition is generally not dangerous if left alone. The problem comes when you renovate. Budget for professional abatement if you plan to update the basement, replace floors, or do significant remodeling.

5. Lead paint

Any home built before 1978 likely has lead paint somewhere — usually under newer layers. It’s not an issue if it’s intact. It’s a serious issue if you have small children, plan to sand/scrape, or notice peeling.

Disclosure of known lead paint is required by federal law in any pre-1978 sale.

6. Foundation and basement

Older Decatur homes have block, brick, or stone foundations. We look for:

• Step cracks in block foundations (settling vs. structural issue)
• Bulging walls from frost or hydrostatic pressure
• Active water entry — efflorescence, watermarks, working sump pumps
• Deteriorated mortar joints in stone or brick foundations

Most older basements have some moisture. The question is whether it’s manageable maintenance or a structural problem that needs an engineer.

7. Roof and chimney

Original chimneys often need a liner. Many haven’t been swept in years. If the home has a working fireplace, we recommend a Level 2 chimney inspection by a CSIA-certified sweep before first use.

Roofs over 20 years old in Decatur — we note the age, condition, and whether it’s a single layer or has been overlaid (multiple shingle layers shorten life and complicate replacement).

8. HVAC

Central A/C wasn’t standard in pre-1970s Decatur homes. If A/C was added later, we check whether the electrical service supports it, whether ductwork is properly sized, and whether the condensate drain handles modern high-efficiency systems.

Furnaces older than 20 years should be on your radar — not because they’ll fail tomorrow, but because budget should account for replacement within 5 years.

What this all means

None of this should scare you off an older Decatur home. They’re often built better than what’s going up today. But you need to know what you’re buying so you can budget for the next 5 years and negotiate based on what’s actually there.

Schedule an inspection — we’ll walk you through every system, what it’ll cost to maintain, and which items are urgent vs. monitor-and-budget.