Where To Start When Renovating an Older-Style Home
The Interior: Things to Note:
Water Stains – stains can be found most commonly in these two places, ceilings and floors. Ceilings usually indicate a leaky roof and that the whole ceiling will need to be replaced. Floors mean either the ceiling has leaked so much onto the floor that now the floor is warped, or that a pipe from a bathroom, water heater, or kitchen is broken. If a pipe is broken, it could mean tearing out the walls to find the source, and if you don’t find it right away, the cost to find it adds up and up and up.
Sloping Floors – walk into the home and take a good look at the floors. You will be able to see slopes easily by looking at the baseboards and the floors relation to them. Walk on them and you can tell if you go downhill. Start thinking of foundation problems, or settling issues. We have even seen supporting beams cut to put a pipe through, thus causing floors to sag under the unsupported weight.
Charred Attic Trusses – many historic homes used coal fireplaces instead of wood. The burning embers would sometimes leak through chimney mortar and cause attic fires. In the home above, during the inspection we found a 2200 square foot third level was completely charred. The good news was that by speaking with neighbors, the fire had been 60 years before and the wood was so thick that the fire barely affected the structural integrity. You might not be so lucky and find the damage was so great that the entire truss structure must be replaced.
Original Plumbing & Wiring – if the home still has cast iron pipes and the original electrical system, then you are in for a huge cost to replace these items. But to do a project right and to keep the old wiring from burning the house down, they really need to be replaced. For a 4000 square foot home, it might cost you $15,000 for the electrical and another $15,000 for the plumbing, and that is just to install it. It doesn’t include building the bathrooms, or installing fixtures.
Wall and Trim Paint – take a good look at the paint on trim and determine how thick it is. Over the last hundred years there is no telling how many coats have been applied and how much of it is lead based paint. Lead based paint is a health hazard if ingested, especially by young children. It is best to get rid of all paint in the home through stripping (a timely & costly process). But once the original wood is revealed, sanded, and stained, the value of the home has greatly increased in the eye’s of a buyer.
Cracks in the Walls – if you see a lot of cracks in the walls, beware! Most likely the walls are the original plaster and have been taped repeatedly over the years. As soon as you go to hang a picture with a nail, the “walls will come tumbling down”. Replacing the plaster is expensive as most likely you will have to use thicker Sheetrock and account for the higher ceilings. Sometimes the cracks are also a sign of settling issues or structural problems. Best to have a contractor take a look at it to assess any problems.
Cracked Windows, Rotten Sashes, Broken Pulleys – if the original windows are still in the home, make sure to open each window. Check for rotten wood around the frame and on the sashes and cracked windows. If the window won’t open, chances are the rope pulleys are broken and need to be repaired. See the costs starting to add up?
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Simon Turner, BA MA MAICD
Marquette Turner Luxury Homes