Buying an older house in London, Ontario: 12 things to investigate.

Start with a property file, not a list of fears

Ask for the age of the original structure, available surveys, permits, invoices, warranties, prior reports and information about additions or converted spaces. Record what is documented, what the seller knows and what remains uncertain. The goal is not to expect a perfect record from an old house; it is to understand which assumptions need checking before you commit.

RECO's buyer checklist recommends looking into the age and condition of plumbing and electrical systems and confirming permits for renovations. Use the exact address and proposed use when asking questions, because two homes built in the same decade may have very different histories.

1–2. Electrical service and visible wiring

Identify the service size and panel type shown in available documents, then note visible wiring questions without opening equipment or making a technical conclusion. Older homes may contain systems from several eras. Ask whether changes were completed under permit and whether an insurer or lender requires additional information before coverage or financing can be confirmed.

If knob-and-tube, ungrounded circuits, a fuse panel or unexplained alterations are suspected, a Licensed Electrical Contractor may need to assess the electrical system. Read the focused guide to knob-and-tube wiring in London homes and contact the insurer early rather than after conditions are due.

3–4. Supply plumbing and the private drain connection

Ask what supply and drain materials are visible or documented, whether sections have been replaced and whether there is a history of low pressure, leakage or sewer work. Galvanized supply lines, cast-iron drains and other older materials are not evaluated from a listing description alone. A qualified plumber can explain condition and scope when the issue matters to the offer.

The sewer lateral between the house and municipal connection can be a significant property-specific question. Discuss whether a camera inspection is appropriate, particularly when there are mature trees, recurring drainage concerns or no reliable information about the line. Confirm who owns and maintains each portion rather than assuming the City is responsible for all underground piping.

5–6. Water management and foundation observations

Look for grading, downspout discharge, window wells, sump equipment, staining, odours, efflorescence and visible repairs. These are prompts for questions, not proof of a cause or future performance. Ask about prior water entry, insurance claims and invoices, then involve an inspector, plumber, drainage contractor or engineer when their expertise is warranted.

Stone, block, brick and poured foundations can behave differently, and additions may not match the original structure. Note visible movement or repairs and ask what documentation exists. The companion guide to wet basements in older London homes provides a structured way to investigate drainage and sewer questions.

7–8. Roof assemblies, heating and ventilation

Ask about roof-covering age, layers, flashing, attic access, ventilation and any known leakage. A visible roof surface does not establish the condition of decking, insulation or concealed work. If chimneys remain, clarify which are active, what equipment connects to them and whether a specialist review is appropriate.

Identify the heating equipment, fuel, distribution system and available service records. Older homes may have radiators, boilers, ductwork added later, electric components or unused equipment. Ask the insurer and lender whether any system affects their approval, and obtain current professional advice before planning replacement or removal.

9–10. Insulation, environmental materials and renovations

Do not assume wall or attic insulation based on exterior appearance or a renovation date. Ask what is documented and whether testing or specialist advice is appropriate before disturbing materials. Concerns involving asbestos, vermiculite, lead or mould require qualified assessment; a REALTOR® should not identify a substance or declare it safe.

Updated kitchens and bathrooms deserve the same permit and workmanship questions as less visible work. Identify removed walls, new openings, finished basements, added bathrooms and altered units. Attractive finishes can coexist with incomplete documentation, so separate design appeal from evidence about how work was approved and completed.

11. Permits, legal use and heritage status

Use the City's property information request options and current building-permit guidance when records or proposed changes matter. A bedroom, unit, parking arrangement or addition should not be treated as legally approved only because it appears in a listing or has existed for years.

For a property in Old East Village or another heritage area, verify whether designation or heritage-district rules apply to the exact address and proposed work. Heritage status does not establish physical condition or prevent every change, but it can affect the review process. Obtain City guidance before assuming a project is permitted.

12. Build the inspection, insurance and offer plan together

RECO's home-inspection guidance notes that underlying problems can exist even when a seller provides information or an agent notices visible concerns. Choose an experienced inspector and discuss whether electrical, plumbing, drainage, structural, environmental or other specialists should be involved for the property.

Arrange insurance and financing conversations early enough to influence the offer. Decide which conditions, access rights or document reviews are appropriate with your REALTOR®, lawyer, lender and insurer. The objective is not a risk-free old house; it is a decision based on evidence, realistic ownership responsibilities and a price you can support.

Apply the checklist to Hamilton Road and Old East Village

Older homes often appear in Hamilton Road and Old East Village searches, but age alone does not establish condition. Use the twelve checks with address-specific heritage, parking, access, zoning and renovation questions.

If both locations are on your shortlist, use the Hamilton Road versus Old East Village comparison. Current listings remain on Zach's RE/MAX property search; the guides help you decide which listings deserve deeper investigation.

See the East London guide.

Official sources and address checks

Use RECO's buyer and inspection guidance, City of London property records and current permit information. Verify insurance, financing, title, taxes, heritage status, legal use and proposed work with the responsible organizations and qualified professionals. A general article cannot determine the condition or suitability of a house.

Zach Boulert is a REALTOR® and Sales Representative with RE/MAX Icon Realty Brokerage serving London and Middlesex County. Call 647-877-3792 or use the form below to share the address, MLS® number or listing link and get help organizing property questions.