Does your house have the middle age blues? Flickering lights, rusty water, mysterious dripping, creeping cracks, leaky roofs, drafty windows, sagging floors and a crumbling chimney are some of the signs. If you notice these symptoms of aging, it’s time to give your house a dose of preventive medicine.

Akin to people, who begin aging at birth, houses start to age right after the last coat of paint is put on. Although not immediately apparent, the natural forces of gravity, wind, rain, snow, ultraviolet light and moisture take their toll on houses from day one. Add to these natural forces of erosion, the daily wear and tear caused by the occupants, and it’s likely a house will need an overhaul before the last mortgage payment is due.

Houses can take a lot of punishment before they become completely inhabitable, but it’s cheaper in the long run to do routine maintenance. For members of the procrastinators’ club, expect your bankbook to eventually take a severe beating. Besides doing minor repairs regularly, build up a contingency fund for occasional replacement of major items such as shingles, windows or concrete walks.

If you hear a soft dripping sound in the middle of the night, it’s time to become a detective. Does it occur only after a rainstorm, or is it always dripping no matter what the weather? An occasional drip in the attic may mean nothing more than a loose shingle, but a steady, persistent drip may indicate the corrosion of old plumbing lines.

Over time, the dripping water accumulates inside wall or ceiling cavities. Eventually, perhaps without warning, it bursts through, damaging the structure, finishes, furniture, appliances and possibly you! If the root of the problem isn’t readily apparent, consider hiring a plumber familiar with old piping systems before tearing out the whole ceiling yourself.

From a fire safety perspective, electrical upgrading is essential. If lights flicker and dim, fuses blow regularly, or sparks occasionally fly out of light switches and outlets, hire a qualified electrician to replace the antiquated parts. Older electrical systems were never designed to accommodate the plethora of electronic gadgets in the modern home. Be sure to install the most important, yet cheapest, electrical safety device of any home – a smoke alarm.

When it comes to detecting the symptoms of age, trust your eyes. If the kitchen floor appears to be sagging, it probably is, meaning reinforcement of the original wood structure is necessary. If the foundation has vertical cracks, check the soil around it for uneven settlement. Shingles curling at the edges, mean the roof has reached the end of its useful life. Replace the roof before water seepage damages the wood structure below.

Of all the natural elements, moisture is the most destructive. If you are installing new air-tight windows, also install an air exchanger to prevent condensation. Repair loose chimney mortar before the freeze-thaw cycle makes the cracks even worse. Replace corroded flashing at the chimney and roof valleys. Replace dried caulking around windows and doors before moisture rots the walls studs. Plug foundation cracks to ensure stability of the structure.

For houses and people, old age need not mean retirement. Preventive medicine works equally for both. Keep yourself and your house healthy, and both of you can grow old gracefully together.

AN OLD NEW HOUSE

New houses show their aging symptoms quicker than older houses. The main reason is due to the common use of green, moist lumber in new construction. As wet wood dries out, it shrinks, causing nail pops, plaster cracks, warped door frames and truss uplift.

Truss uplift occurs when the bottom member of the truss bows upwards as it dries and shrinks, causing plaster cracks near intersections of interior walls and ceilings. In the worst case, when the top of an interior wall is nailed to the bottom of the truss, the whole wall can be lifted off the floor.

The concrete foundation also causes moisture problems in new houses as it dries out. Wait one year after building a new house before finishing the basement to ensure the concrete is completely dried out.

To avoid premature aging of a new house, use kiln-dried lumber and install an air exchanger. Build with the most maintenance-free materials, and hire the best labor you can afford.