Your home’s history is worth money. Right now, nobody is keeping it.

The median home in the US reached 44 years old in 2023 — up from 39 a decade earlier, and 28 in 1993. One in four homeowners, 22 million households, lives in a home built before 1960.

Age changes what a home needs, not just what it’s worth. Homeowners in pre-1960 homes spend about 35% more a year on upkeep than those in homes built since 2010 — weighted more toward the big, visible replacements (roofing, siding, windows, HVAC) and less toward routine maintenance, because there’s more left to replace and less of it still under warranty.

It shows up in inspections, too. Nearly half of homes built before 1940 needed at least one repair in 2024, versus about a quarter of homes built since 2000 — and the average repair on an older home ran about $1,600 more.

None of this is about any one house failing. It’s that the housing stock itself is aging faster than anyone’s keeping a record of it — and the systems most likely to need attention next are exactly the ones nobody wrote down when they went in.

When they can’t verify something, they assume the worst case. That’s true across roof, electrical, plumbing, water mitigation, HVAC and structural work — any system where the work is invisible unless you can prove it happened.

Roof is the clearest case, because the industry has actually measured it. A home built in 1997 and re-roofed in 2022 gets priced like a 29-year-old roof — the oldest it could possibly be — unless the invoice proves otherwise. Most people have that invoice. It’s just in a drawer, not in front of the underwriter.

The data carriers rate you on is wrong far more often than you’d think. More than a quarter of roofs get misclassified as under 15 years old, and insurers estimate $1.31B a year in premium mispriced because of it.

When a carrier can’t verify your roof’s age, it falls back on the age of your house — because that’s the oldest the roof could be. If you’re the one who put a new roof on, you’re the one who eats that assumption. Homeowner-reported roof age is itself understated by about five years on average, sometimes by fifteen or more — which is exactly why carriers stop trusting what you tell them and default to the house’s birth year instead.

North Carolina has had wind-mitigation rate credits since 2011, through the Department of Insurance. The mechanism is a certificate — something you hand your agent to get the credit.

Elsewhere, regulators already treat a verified attribute as real money, not a guess. Alabama’s insurance department set published discount benchmarks of 35–60% on the hurricane portion of premium for IBHS FORTIFIED-certified homes. A University of Alabama study of 40,000+ insured properties after Hurricane Sally found FORTIFIED construction cut loss frequency by 55–74% and claim severity by 15–40%. That’s Alabama’s program and Alabama’s numbers, not North Carolina’s, and not a projection onto your bill — it’s evidence that insurers and regulators already treat documentation as real money.

The same gap shows up everywhere proof is possible but missing. A permit shows the electrical panel was actually upgraded. An install record shows when the water heater went in, or when the HVAC system was replaced. A certificate shows a repipe or a structural fix met code. Home Pro’s insurance packet collects exactly these — organized by system, each line backed by the record it came from — so what you can prove isn’t sitting in a drawer when your agent asks for it.

Your contractor doesn’t create a portal account or remember a password for your house. They register their company once, directly with Home Pro. When you need them, you find their company by name and let them into exactly what the job requires — which systems, for how long.

From there, they see only the work they were called for. They upload what they did when they did it, and that’s that. No invoice chased down six months later, no “can you resend that” after the job’s long closed. What they filed stays attributed to them on your home’s record — even after the job ends, even after you sell.

Every record — invoices, warranties, permits, inspection reports, photos — lives in one place against your home, searchable by system or by date. Not scattered across an inbox, a filing cabinet, and a contractor’s memory.

That matters three times: when you’re selling and a buyer’s agent asks what’s been done, when you’re filing a claim and need to prove what was already fixed, and when the next contractor needs to know what the last one did before they touch anything.

The value shows up from a few directions at once. A little of what your insurer will credit, once you can actually prove it. An hour or two you don’t spend chasing a contractor for a receipt — and an hour or two they don’t spend digging one up for you. Knowing what’s wearing out before it fails, so replacing it is a planned expense, not an emergency one.

Home Pro runs $70.00 to $150.00 a year depending on the size of the home — one subscription per property, everything included. There’s no higher tier that unlocks more of the record.

None of this is dramatic on its own. Together, it’s the difference between managing a home and reacting to it — and the record itself is smaller than most people expect. The question worth asking isn’t what keeping one costs. It’s what the last five years without one already did.

Every system on your record carries an expected lifespan — a published range, not a guess. A tank water heater runs 6 to 12 years; a gas furnace, 15 to 20; copper supply lines, 50 to 70. The ranges come from the two standards contractors and inspectors actually use, and they’re ranges for a reason: the newer the technology, the more the standards disagree — one puts a tankless water heater at 10 years, the other at 20-plus — and the older the material, the more settled the number is.

Both standards say the same thing about why the range matters, in almost the same words: the published figure assumes regular maintenance and normal wear, not neglect and not a decade of deferred repairs. It’s the expected life of a system someone was keeping up — which is exactly the assumption most homes have no way to back up.

Home Pro tracks every system’s age against its published range, right on your dashboard — System Health shows where each one stands, and Home Reserve Fund turns the ones getting close into a monthly number you set aside before the bill arrives instead of after. A 19-year-old water heater stops being a surprise. It’s a line you’ve already been planning for.