One of the cool things about travelling to other parts of the world is seeing the architecture and construction of old buildings. The Unites States is such a "young" country, there really aren't any buildings that date more than a couple of hundred years old, particularly in the west. In Boise, our oldest buildings were built in the late 1800s, so it is difficult to have an appreciation for construction that pre-dates the settling and formation of our country.
We try to make a trip to Europe one of our annual events. It is awe inspiring to experience the scenic beauty and areas steeped in history while travelling in "the old country". Every city has buildings, churches, cathedrals, and often castles that are hundreds of years old, some dating back more than a thousand years. Even though many of these structures have been damaged and often destroyed in wars and other battles, there are countless examples of buildings that have survived intact for hundreds of years.
Since we make a living renovating and restoring homes, it is always fascinating to see different styles of construction and the types of materials used. As a people, we have become such a throw-away society, particularly in the US. We largely buy things knowing that they will be replaced within a few years. Appliances used to last 15 to 20 years -- now it seems that you are lucky to get 5 years before they break down. Computer chips have made things easier to use, but at the same time more disposable. Likewise, our construction methods have changed.
Throughout history, humans have used the natural materials available to us. From mud huts, to adobe buildings, to stone pyramids, to ice igloos, we build with what we have. In the US, where we seem to have an endless supply of timber, we have historically framed homes with wood, then used siding, etc to cover the exteriors. But, like most everything else these days, the quality of home construction overall seems to have diminished. As an attorney in California, I was actively involved in construction defect litigation. During the 80s and 90s, large builders threw up thousands of homes with little regard for quality. With the primary focus of maximizing profits, builders cut corners, used inferior products, and relied on their insurance carriers to pick up the bill when things went sideways. As a result here have been changes to the laws regulating builders, and some of those issues have been addressed. However, the adage that "they just don't build things like they used to" certainly holds true today.
As flippers, we see all types of construction. The "bones" of many homes built in the past 40 years often may be inferior to homes built many years earlier. Why? It all comes down to money. As building materials have become more and more expensive, less costly alternatives have become viable options. The wood siding of the 40s and 50s, and brick homes of the 60s and 70s have largely given way to vinyl or fiber board siding. This is not to say that standards have not improved -- we have become much more energy efficient, with utilization of better insulation, heating and cooling systems, and roofing materials. But will the homes we build today stand the test of time?
We were fortunate to have the opportunity to travel through Italy recently. While walking through the Roman forum and later the streets of Pompeii, I was struck with how well preserved the buildings were. Many of these structures date back to the 7th century BC, nearly 3000 years ago. The artwork on the walls is still visible, as are the tile mosaic floors. The stone walls are intact, including marble and travertine steps and walkways. It truly is remarkable that the ravages of time, weather, wars, and conflicts have not wiped away all evidence of how people lived. In other parts of Europe, residents live in castles and other buildings that are often date more than 500 years old, and some date more than 1000 years (obviously with some modern renovation over time). Is it a function of better materials or better construction? Fine stone is so commonplace in Italy, along the northern coast of Tuscany it is common to see a jetty made entirely from boulders of Carrara marble. Travertine boulders litter the shores of Croatia and its many islands. To think of the difference in building materials over the past hundreds of years, it is reminiscent of the Three Little Pigs and their homes of straw, sticks, and bricks.
In the US, it seems commonplace to have little regard for the history of homes. If it is old, we often tear it down and build new. At the very least we gut and modernize. Flipping has become a cottage trade, as everyone wants new, but with "character". We put old-style elements in new home construction (ship lap anyone?), or put new modern touches in older homes.
So will our homes today stand the test of time? There will always be a trade-off between quality and price. And as my real-estate-expert wife always reminds me, "there is a price point for every buyer", from first time buyers to ultra-luxury home purchasers. In most cases, it is true that you get what you pay for. But does the difference in price reflect better quality of construction? Does a high-end custom home have better bones than a basic tract house? Will any of our homes still be standing 500 or more years from now? Only time will tell!