At Total Home Consultants, we’ve inspected tens of thousands of homes over the past 23 years across Gwinnett and surrounding counties. That kind of volume gives us a front-row seat to the patterns—and problems—that emerge in homes built during specific time periods.
Duluth, GA, in particular, saw a surge in residential construction during the late 1980s through the mid-1990s. Entire neighborhoods went up during that boom, and now—30 years later—those homes are starting to show their age in some very consistent ways.
Here’s what you need to watch out for if you’re buying a 30-year-old home in Duluth—and what it might cost you if these issues turn up.
🏚️ Synthetic Stucco (EIFS) – Looks Good, Hides Trouble
You’ll find a surprising number of homes in Duluth clad in synthetic stucco, also known as EIFS (Exterior Insulation and Finish System). While it was marketed as an energy-efficient exterior, poor installation practices left many homes vulnerable to hidden water intrusion.
Common Problems:
- Moisture trapped behind the finish
- Wood rot and mold inside the wall
- Structural deterioration
Average Repair Cost:
🧾 $8,000 – $20,000+, depending on damage and how much needs to be removed and replaced
🪵 Composition (Hardboard) Siding – Swells, Cracks, and Rots
Many Duluth homes from the 90s were built using Masonite-style composition siding. While affordable and attractive when first installed, it’s now notorious for swelling, warping, and rotting, especially at the base where moisture sits.
Common Problems:
- Flaking paint or bubbling surface
- Rot around doors, windows, and trim
- Water intrusion leading to mold behind walls
Average Repair Cost:
🧾 $4,000 – $12,000 for partial replacement
🧾 $15,000+ for full siding replacement
🚿 Polybutylene Plumbing – Mostly Gone, Still a Risk
Polybutylene (PB) pipes were widespread in Duluth homes during the early 90s, and while many have been replaced, we still uncover isolated cases—and they’re always a red flag.
PB piping is known for degrading from the inside, often showing no signs of trouble until a catastrophic leak occurs.
Common Problems:
- Pipe failure with no warning
- Water damage and insurance issues
- Homeowner’s insurance companies may deny coverage
Average Repair Cost:
🧾 $5,000 – $10,000 for full replacement in a typical two-bath home
🧾 Higher if walls/floors need to be opened up or damage has already occurred
📍 It’s Not Just Duluth
While Duluth is a hotspot for these 1990s-era construction issues, the same conditions exist in nearby cities like Lawrenceville, Snellville, and Lilburn. These areas also experienced a construction boom in the 80s and 90s, and many of those homes are now due for critical updates.
✅ Bottom Line
If you’re buying in Duluth or surrounding areas, don’t let the charm of a well-kept home from the 90s fool you. There’s a good chance that behind the paint and landscaping lies aging siding, outdated plumbing, or hidden moisture issues.
At Total Home Consultants, we specialize in spotting these time-period problems before they become your financial headache. Our team is trained to evaluate these materials and help you make an informed decision—with no fluff and no sugarcoating.
Buying a 30-year-old home? We’ve seen what can go wrong—thousands of times. Let’s make sure it doesn’t happen to you.