Common Home Inspection Repairs in Austin, Decade by Decade

What do inspectors find in newer Austin homes?

Fewer big-ticket surprises, but two issues are specific to this era.

R-410A refrigerant is being phased down

Most systems installed from about 2010 through 2024 run on R-410A. Under the federal AIM Act, new residential equipment has shifted to lower-impact refrigerants such as R-454B and R-32. An EPA rule effective July 27, 2026 lets contractors keep installing R-410A equipment built before January 1, 2025 until that inventory runs out, and existing systems can be serviced indefinitely. Nothing needs to be replaced today — but R-410A has been getting more expensive as supply tightens, so a leak repair on an older R-410A system will cost more over time. It's a factor in repair-versus-replace decisions, not an emergency.

Pool "concrete cancer" (alkali-silica reaction)

If the home has a pool built between roughly 2016 and 2023, and especially one built during the pandemic building boom, read the pool ASR alert below before your option period starts. It is the single most expensive surprise we see on Austin homes from this era.

• New construction still deserves an independent inspection — builder punch lists miss things.
• Newer subdivisions on former farmland east and north of the city sit on the same expansive clay as older neighborhoods, so drainage and grading still matter.

What do inspectors flag in homes built in the 2000s?

These homes are generally solid. Expect a list of minor items plus a few known products.

R-22 air conditioning

New AC equipment stopped shipping with R-22 in 2010, and production and import of the refrigerant ended in 2020 because it depletes the ozone layer. If the original system is still running, it almost certainly uses R-22. It is not illegal to own or service — reclaimed R-22 is still available — but it's expensive, and most technicians will steer a leaking R-22 system toward full replacement. Budget for a new system in the near term and negotiate accordingly.

Fogged double-pane windows

When the seal between panes fails, moisture gets in and the glass clouds up. It's mostly cosmetic with some efficiency loss, and the glass unit can usually be replaced without replacing the whole window. Inspectors will note every one.

Kitec plumbing

Kitec was an aluminum-core supply pipe, usually orange for hot water and blue for cold, used in some mid-2000s construction. Its brass fittings were prone to corrosion and leaks, and the manufacturer resolved U.S. and Canadian class actions with a $125 million settlement approved in 2011; that claim window has closed. Replacing every supply line in a house is a significant project. Get a licensed plumber's opinion on condition and options — our plumbing vendor list can help — and check with your insurance agent before the option period ends. Many buyers negotiate a credit rather than a pre-closing repair.

What are the common issues in 1990s homes?

By now these homes are 27 to 36 years old, so they're typically on their second (or third) roof, AC, and water heater. Check the ages of each. Beyond that:

Hardboard ("Masonite") siding

Pressed-wood siding was popular in the '90s and performs fine as long as the paint stays intact. Once water gets in, it swells, softens, and crumbles — usually first near the ground and under windows. Full re-siding is costly, but damaged boards can typically be replaced in sections and repainted. Look closely at the lower courses on the shaded sides of the house.

First-generation double-pane windows

The earliest double-pane units in many '90s homes are old enough that failed seals and fogging are common. Same logic as above: cosmetic first, efficiency second.

What should buyers watch for in 1970s and 1980s homes?

This is where the electrical findings start to carry real weight.

Aluminum branch wiring

A copper shortage in the mid-1960s to early 1970s pushed builders toward aluminum wire. The wire itself conducts fine; the problem is at the connections, where aluminum expands, contracts, and oxidizes differently than copper and can loosen over time. A CPSC-commissioned survey found pre-1972 aluminum-wired homes were 55 times more likely than copper-wired homes to have an outlet connection reach fire-hazard conditions. The CPSC recognizes three permanent fixes: rewiring with copper, COPALUM crimp connectors, or AlumiConn connectors. CO/ALR-rated outlets and switches are sometimes offered as a cheaper shortcut, but they aren't on that list. Have an electrician experienced with aluminum wiring quote the remediation — our electrician vendor list is a starting point.

Federal Pacific Stab-Lok panels

Federal Pacific panels were installed in millions of homes from the 1950s into the '80s. A New Jersey court later found the company had distributed breakers that weren't tested to meet UL standards, and independent testing has documented breakers that fail to trip under overload. Inspectors will always flag these panels, electricians will almost always recommend replacing them, and some insurers won't write a policy until they're gone. Treat replacement as a near-certain cost.

Lead-based paint (pre-1978)

Residential lead paint was banned in 1978, so sellers of older homes must provide a federal lead disclosure. The EPA estimates that 24% of homes built from 1960 to 1978 contain some lead-based paint. It's primarily a hazard when it's peeling, chipping, or disturbed during renovation — especially with young children in the home. If you're planning work on original trim, windows, or exterior paint, use a lead-safe certified contractor. Our lead paint guide for Austin buyers covers where it hides and who tests for it.

Asbestos in ceilings, floors, and ducts

Asbestos was common in building materials through much of this period: popcorn ceilings, 9-by-9-inch vinyl floor tiles, drywall joint compound, and the wrap on older ducts and pipes. Homes built before the late 1980s should be treated as suspect until tested, and some asbestos products stayed on the market after that. A general inspector won't test for it. Intact materials are low risk; it becomes a real issue the moment you plan to scrape, sand, or tear something out. See where asbestos shows up in Austin homes and why "asbestos was banned" isn't the whole story.

Single-pane windows and foundations

• Double-pane windows weren't common until the 1990s, so note whether the originals have been replaced. Upgraded windows are quieter, more efficient, and a real selling point.
• Slab design improved decade over decade, but homes from this era east of MoPac deserve a close look at doors that stick, diagonal drywall cracks, and brick separation.

What repairs are common in 1960s homes?

Mid-century homes are some of Austin's most sought-after, and they're also where the report gets long. The late-'60s homes can have aluminum wiring and Federal Pacific panels too, and lead paint is common — see the era above.

Cast iron drain lines

Most homes from this era were plumbed with cast iron drains under the slab and out to the street. Cast iron rusts from the inside, and a failed line under a slab is a major, five-figure-plus repair. The single best add-on for any older home is a sewer camera scope, which shows whether the line has already been replaced, repaired, or is starting to scale and crack. Book one during the option period.

Outdated electrical service

Panels from the 1960s are almost universally considered outdated, and many homes still have undersized service for modern loads like EV chargers and larger AC units. If the panel and service haven't been upgraded, expect the inspector to flag it and an electrician to recommend replacement.

Slab movement east of MoPac

Residential slab engineering was still young in the 1960s. On the clay soils east of MoPac, it's common for homes from this decade to show movement beyond tolerance, while homes to the west on limestone generally fare better. An engineer's report is money well spent here.

What should you expect when inspecting a pre-1960 Austin home?

Older bungalows and cottages have character and, usually, a history of updates. The question is which updates have been done.

Pier-and-beam foundations

Most homes built before the 1950s sit on pier and beam (a crawlspace) rather than a slab. These foundations drift out of level often enough that periodic re-leveling — shimming and adjusting the piers — is ordinary maintenance. The good news is that pier-and-beam work is usually far less expensive and disruptive than slab repair, and the crawlspace lets an inspector actually see the structure.

Two-prong, ungrounded outlets

Two-prong outlets mean no equipment ground. Grounding every circuit is expensive; installing GFCI protection on ungrounded circuits is a code-recognized alternative, and some electricians recommend grounding one outlet per room for electronics. Original knob-and-tube wiring, if any remains, is a separate and bigger conversation — many insurers won't cover it.

Asbestos-cement siding

Asbestos-cement siding was common in this era and is stable as long as it's intact. The risk comes when it's broken, cut, or sanded and fibers get into the air. If you ever replace it, expect higher costs for licensed removal and disposal. Interiors from this era can also hold asbestos in flooring, ceilings, and pipe wrap; our asbestos guide lists the usual suspects.

• Cast iron or clay sewer lines — scope them.
• Outdated panels and service — confirm what's been upgraded.
• Lead paint — the EPA puts it at 87% of homes built before 1940, so assume it's present in original finishes.

What small findings show up on almost every Austin report?

Beyond the era-specific items, a predictable set of smaller findings appears in homes of every age. Most are inexpensive. A few matter more here than elsewhere.

Drainage and grading

Soil that slopes toward the house, downspouts that dump water right at the slab, and flower beds built up over the foundation edge are among the most common exterior findings anywhere. On Austin's expansive clay, they're also a foundation issue, because uneven moisture is what drives slab movement. Gutter extensions, splash blocks, and regrading are usually modest fixes that protect a very expensive system.

Electrical safety details

• Missing GFCI protection in kitchens, baths, garages, and outdoors, and missing arc-fault protection where current standards expect it.
• Reversed polarity at outlets, which works fine day to day but is an easy fix for an electrician.
• Double-tapped breakers, missing panel labels, and open junction boxes, often the fingerprints of past DIY work.

Water heater safety

Inspectors look closely at the temperature and pressure relief valve and its discharge line, which should route safely down and away so an overheating tank can't spray scalding water. Gas units also get checked for venting, and older tanks for rust at the connections.

HVAC maintenance items

Dirty filters, dirty condenser coils, and clogged condensate drain lines are routine in Central Texas, where systems run most of the year and pull a lot of humidity out of the air. A backed-up condensate line is one of the more common sources of ceiling stains. Ask the seller for service records; a recent tune-up receipt answers a lot of questions.

Windows, doors, and the exterior

• Failed window seals, windows that won't open, and ordinary glass where safety glass is expected, such as near doors and tubs.
• Wood rot at trim, siding, and fence posts, plus leaning fences and gates that don't latch.
• Cracked or heaved walkways, trip hazards, and missing handrails on steps.

Kitchen and appliances

Built-in appliances are run with their normal controls. Common notes include a missing anti-tip bracket on the range, a vent hood that doesn't exhaust properly, and a dishwasher drain without a proper high loop or air gap.