Foundations and Basements in 1900s–1950s Homes: What to Look For

Quick answer: In an older East Hill home, check what the foundation is made of, look for cracks, bowing and signs of water, see how the lot drains on the hillside, and plan a radon test. Most issues are manageable if you know about them before you buy, and a structural engineer can tell you which ones matter.

East Hill’s homes span well over a century, from 1890s Victorians to the post-war houses built after the Second World War. That means foundations here come in all kinds. Here’s what I’d want any buyer to understand before falling for the upstairs.

What older foundations are made of

The City of Vernon Heritage Register gives some useful local history. It describes fieldstone and cobblestone foundations on some early homes, and notes that William Haug began manufacturing cement blocks in Vernon in 1906. As you move through the decades you’ll typically find:

Stone or fieldstone foundations on some of the oldest homes, laid with mortar.
Concrete block foundations, common in the early 1900s and later.
Poured concrete, which became more common as time went on.
Partial basements and crawlspaces, especially under additions and back porches.

Each type has its own weak points. Stone and block walls rely on their mortar joints. Poured concrete can crack as it shrinks and settles. Crawlspaces can hide moisture and old wiring.

What to look for in the basement

Cracks and movement

Hairline vertical cracks in poured concrete are common and often cosmetic, but note them.
Stair-step cracks in block or brick can point to settlement.
Horizontal cracks or bowing walls suggest pressure from the soil outside and deserve an engineer’s opinion.
Crumbling mortar in stone or block walls may need repointing.

Water

White, chalky deposits (efflorescence) on walls, a sign water has moved through;
stains, musty smells or fresh paint in just one area;
rust at the bottom of posts or on the furnace base;
a sump pit, and whether the pump works.

Floors above

Sloping floors, sticking doors and cracks above door frames upstairs can be signs of foundation movement. They can also just be the character of a century-old house. An inspector can help you tell the difference.

Hillside drainage on East Hill

East Hill is a hillside neighbourhood, and water always runs downhill. When you look at a home, walk the lot:

Does the ground slope away from the house on all sides?
Do downspouts discharge well away from the foundation?
Is there a retaining wall? What shape is it in?
Where does water go from the neighbour uphill?

Small grading and downspout fixes often solve damp basements. If a wall has been leaking for years, you may need exterior drainage work. If a home sits on a steep slope, ask the City of Vernon about any development permit considerations before planning big changes.

Radon: test for it

Radon is a natural radioactive gas that can seep into homes from the ground. Interior Health says about one in three homes in the Interior has radon above Health Canada’s guideline of 200 Bq/m³, compared with about one in five nationally. Interior Health recommends a long-term test of at least 91 days during the heating season (November to March). Detectors are available through the BC Lung Foundation, which also lends monitors through regional libraries. If levels are high, a certified professional can install a mitigation system.

What to do as a buyer

Read the Property Disclosure Statement for any past water, foundation or drainage issues.
Book a qualified home inspector and go to the inspection. Ask to see the basement and crawlspace with them.
If the inspector flags structural concerns, bring in a structural engineer before you remove subjects.
Get quotes for any repairs so you can negotiate with real numbers.
Plan a radon test after you move in if one hasn’t been done.

For the rest of the house, use my local checklist for buying an older East Hill home. If your plans include finishing the basement as a suite, read can you add a suite or carriage house in East Hill first.

Heritage homes and foundation work

If the home is on the City of Vernon Heritage Register, the City’s Heritage Restoration Grant (as of 2026, up to $5,000, maximum 50% of costs, approved before work starts) covers foundation work among other items. Check the current program details with the City.

This is general information. Get advice from a qualified inspector, structural engineer or contractor about your specific home.

FAQ

Are cracks in an old basement always a problem?

No. Many hairline cracks are cosmetic. Horizontal cracks, bowing walls, active water and cracks that keep growing are the ones to have an engineer look at.

Can you finish the basement of a 1920s house?

Often, but solve any water issues first, check ceiling height, and get the right permits from the City of Vernon.

When is the best time to test for radon?

Interior Health recommends a long-term test of at least 91 days during the heating season, from November to March.

Want help sizing up an older East Hill home? Call or text me at (250) 550-6979, or browse East Hill homes for sale.