Home repair in Atlanta, GA

Atlanta homes at a glance

Median year built

1989

Built before 1960

25%

Built since 2000

41%

Owner-occupied

46%

Median home value

$439,600

Main heat

Electric, 58%

Source: U.S. Census Bureau, American Community Survey 2024 1-year estimates

What Atlanta’s housing means for repairs

Atlanta's housing is newer than its reputation. The median home was built in 1989, and about 41% of units went up after 2000, mostly apartments and townhomes in Midtown, Buckhead and along the BeltLine. About 25% predate 1960, concentrated in intown neighborhoods full of bungalows and Victorian houses.

Only about 36% of units are detached houses and 46% are owner-occupied. About 58% of homes heat with electricity, mostly heat pumps. Older intown houses sit on brick piers or crawlspaces with original joists, plaster walls and galvanized pipes, while 2000s townhomes have their own issues with water heaters and flashing on tall, narrow walls.

Weather that wears on Atlanta homes

Atlanta's summers are long, hot and humid, with frequent afternoon thunderstorms. The city's heavy tree canopy shades houses but drops limbs on roofs and fences in storms, and leaves clog gutters every fall. Georgia's red clay drains slowly, so water pools along foundations and seeps into crawlspaces. Humidity and damp soil feed mold, wood rot and termites. Winters are mostly mild, but occasional ice storms, like the one that froze the city in January 2014, snap limbs and burst pipes in crawlspaces that were never insulated. Spring pollen turns cars and AC coils yellow for weeks.

Common repairs in Atlanta

• Crawlspace moisture and sagging floors

  Wet crawlspaces under intown houses weaken joists, which causes soft or uneven floors.

• AC not cooling

  Heat pumps run hard from May through September, and failed capacitors and low refrigerant are common causes.

• Tree damage to roof and gutters

  Storm-fallen limbs dent gutters and crack shingles, and the leak often shows up later.

• Wood rot under sinks

  Slow leaks and humidity rot cabinet floors and subfloor in older Atlanta kitchens and baths.

• Termite damage repair

  Subterranean termites are active across metro Atlanta and damage sills and joists near the ground.

What these repairs cost

The middle half of Runhome repair estimates nationwide for each kind of job. Your price depends on the scope of the work.

Fix guides for Atlanta homeowners

• Bathroom floor is soft and spongy underfoot

  Soft bathroom floors are common in older Atlanta houses where crawlspace moisture and slow leaks rot the subfloor.

• Water is leaking under the sink

  In Atlanta's humidity, a leak under the sink turns into mold and rot quickly.

• Roof leaks in one spot and stains the ceiling below

  Storm-dropped limbs often cause one-spot roof leaks under Atlanta's tree canopy.

• Mice keep getting in through holes and gaps in the walls

  Gaps around crawlspace vents and old siding let rodents into Atlanta houses as the weather cools.

Seasonal checklist

Spring

Clear pollen and debris off the outdoor AC unit and change the filter before the humid season starts.

Summer

Check that your crawlspace vapor barrier is intact and the dehumidifier, if you have one, drains properly.

Fall

Clean gutters after the leaves drop and make sure downspouts carry water well away from the house.

Winter

Insulate crawlspace pipes before a cold snap, since many older intown houses have none.

Common questions

Should I encapsulate my Atlanta crawlspace?

If you see standing water, musty smells, mold on joists or soft floors, sealing the crawlspace with a vapor barrier and dehumidifier can help. First fix any drainage problems outside, such as downspouts that dump next to the foundation. A contractor can check moisture levels and recommend what fits your house.

What drives the cost of a floor repair in an older Atlanta house?

It depends on whether the problem is just the subfloor or the joists and piers below it, and on how easy the crawlspace is to work in. Termite or rot damage adds to the scope. A contractor needs to see under the house to price it.

How do I know if I have termite damage?

Look for mud tubes on foundation walls and piers, hollow-sounding wood, and soft spots in floors or trim near the ground. Atlanta's warm, damp soil makes termites common. Get a pest inspection first, then a carpenter to repair damaged wood.

Neighborhoods served

• Inman Park
• Virginia-Highland
• Grant Park
• Kirkwood
• Old Fourth Ward
• West End
• Buckhead
• Midtown

Other Georgia cities

• Home repair in Augusta
• Home repair in Columbus
• Home repair in Macon
• Home repair in Savannah