The 5 Challenges of Renovating an Old House
Renovating an old house can be a rewarding experience. An old house renovation offers the opportunity to bring new life to a space with historical significance. When my wife and I bought our house, built in 1900, we were impressed with the craftsmanship from the Victorian era. In addition to the gratifying historical experience, renovating an old house can have a financial incentive. Renovations of an old house can be cheaper than building a new house. Once the house has been restored, the home can hold enormous sweat equity. However, the charm and character of an aged property often come with unique challenges. These hurdles can test the resolve of even the most experienced renovators. Understanding these challenges is crucial to preparing for the complexities of restoring a vintage home and ensuring the project’s success.
1. Old House Foundation Repair
The exterior foundation of an old house is vital to its structural integrity, and repairs can be very costly. Many old houses have limestone and mortar foundations. Settling, shifting, and mortar breakdown could lead to issues like uneven floors, doors that won’t close properly, cracked plaster walls, and potential collapse. If your limestone and mortar foundation has visible cracks and crumbling, it can be repaired through tuckpointing.
Tuckpointing is a method of mortar joint repair in masonry work. The process involves removing the old, damaged mortar to a certain depth. After that, mortar is filled (“tucked”) into the joint. Type N masonry cement mortar is the standard for most limestone foundation repairs. This technique improves the masonry’s structural integrity and water resistance and enhances its aesthetic appearance.
Old house foundations have solid wood beams and posts for the interior load-bearing support. These beams and posts can last over a century unless they start to rot and decay. Wood can rot if it is subject to moisture in damp, wet basements. Load-bearing beams, posts, and footings can be reinforced or replaced, but the cost can be significant.
2. Lath and Plaster Walls and Ceilings
What are lath and plaster walls? Builders used Lath and plaster to finish walls and ceilings from the 1700s until the mid-20th century when the method was replaced by drywall. Lath and plaster provide better thermal and sound properties than modern drywall. However, they are prone to problems like cracking, bulging, or detachment from the lath. Repairing these walls requires a craftsman’s touch to preserve their unique texture and finish, which is time-consuming, messy, and expensive.
Preserving lath and plaster walls while upgrading the house’s electrical wiring and plumbing can be challenging. Many homeowners may remove lath and plaster walls to install the electrical and plumbing systems. The process typically involves cracking the plaster with a hammer and then prying off the plaster layers with a wrecking bar to remove lath and plaster. Once the plaster is removed, the lath strips are pried from the wall studs. After removing the lath, hundreds of nails are expected to be removed from the wall studs. For more information, read How to Remove Lath and Plaster Walls in 7 Steps
3. Renovating an Old House Plumbing
Older homes typically have outdated plumbing systems that may need to be more efficient, prone to leaks, or even hazardous. Materials like cast iron or galvanized steel are common in old houses. Pipes made of this material can degrade over time and compromise the plumbing’s structural integrity. Cast iron pipes corrosion over time can contaminate the water supply. When renovating an old house, upgrading these systems is essential. If you remove the lath and plaster, replacing pipes, fixtures, and the entire plumbing stack is best.
Additionally, the layout of old plumbing systems may need to align with modern design standards or efficiency requirements. This misalignment often necessitates a complete overhaul, incorporating more contemporary materials and techniques to ensure long-term reliability and compliance with current codes.
4. Knob and Tube Electrical Wiring
Electrical systems in old houses often need to be updated, as they need more capacity and have potential safety hazards. Upgrading the electrical system to meet modern standards is crucial to prevent fire risks and accommodate contemporary appliances and technology, often involving complete property rewiring.
Knob and tube wiring was commonly used in homes from the late 1800s until the 1940s. This electrical wiring practice involves cloth-wrapped copper wires that pass through the wood structure of a building within protective porcelain tubes. Porcelain knob insulators support these porcelain tubes. Knob and tube wiring was designed to dissipate heat into the surrounding air and was known for its longevity due to its durable ceramic components.
However, there are significant drawbacks to this type of wiring. Knob and tube wiring lack a ground wire, which is a crucial safety feature in modern electrical systems. A ground wire reduces the risk of fire and electrical shock. Over time, the cloth wrapping around the knob and tube wiring can deteriorate, which is also a fire and electrical shock hazard. This outdated wiring practice may not meet the increased electrical demands of modern appliances, which poses a risk of overloading.
Another drawback is that electrical codes do not allow certain types of insulation to be used with knob and tube wiring. Placing insulation around the outdated wiring could cause overheating and create a fire hazard. Our old house had knob and tube wiring. Before replacing the outdated wiring, we had limited home insurance options at a premium cost. Once we upgraded the electrical wiring to modern code, we saved money with a more affordable home insurance policy.
5. Inefficient Furnaces and Boilers
Heating, Ventilation, and Air Conditioning (HVAC) systems in old homes often must be updated or installed from scratch. Older homes may need more ductwork for modern HVAC systems, leading to significant challenges in installing efficient heating and cooling solutions without compromising the architectural integrity.
Finding an HVAC solution that fits an old house’s structural limitations can require custom-designed systems and innovative installation techniques. This process often involves balancing the desire for modern comfort with the need to preserve the home’s historical character, a task that can be complex and costly. When we renovated our old house, we installed a mini-split HVAC system. A mini split is a heating and cooling system that doesn’t require ductwork. They’re a suitable option for spaces where ductwork is absent. It consists of an outdoor compressor unit and one or more indoor air-handling units connected via a small conduit. Mini split systems can be used for single-zone or multi-zone setups, providing individual temperature control for each room. They are known for their energy efficiency and are less invasive to install than traditional HVAC systems with ductwork.
What should I renovate first in an old house?
When renovating an old house, the first step should be to focus on any structural issues, particularly the foundation. Ensuring the foundation is stable and secure is crucial to avoid damaging other house parts during later renovation stages. Before buying an old house or initiating any renovation work, it’s essential to have a professional inspect the foundation. Indications of foundation problems can include cracks in walls, ceilings, or floors, doors and windows that are difficult to open or close, uneven flooring, and stair-step cracks in brick or masonry.
How do you tell if an old house is worth fixing up?
The decision to invest in a fixer-upper hinges on your situation. While renovating such a property might be wise for some, it could prove impractical for others. Before taking the plunge, assess your financial capacity, needs, tastes, and lifestyle. Investing in a fixer-upper can yield significant returns. Yet, it also carries the risk of becoming a financial drain if the cost of renovations is undercalculated, you rely heavily on contractors, or you forgo a thorough inspection.
To gauge the actual value of a fixer-upper, compare it with similar properties in the area, adding your renovation budget to the asking price. A property is likely a sound investment if it promises a profit post-renovation.
So how do you tell if an old house is worth fixing up?
- Old houses have character – Renovating an old home is a venture filled with uncertainties. However, there are compelling reasons to undertake such a project. Old houses brim with character, from the craftsmanship in woodwork and moldings to unique fixtures and hardware, much of which can be preserved and enhanced through renovation.
- Run the numbers – Fixer-uppers are often discounted in price due to the repairs needed. Taking on the renovations yourself can lead to substantial savings, ultimately transforming the property into a valuable asset.
- Good bones – Lastly, old houses are renowned for their solid handcrafted construction, brick fireplaces, solid wood floors, and victorian woodwork offer a reliable foundation for your future renovation efforts.
- Location – The appeal of a neighborhood can greatly affect property values. Areas with good schools, low crime rates, desirable amenities like parks, restaurants, and shopping centers, and scenic beauty tend to have higher property values. Old houses in historic districts or areas known for their cultural heritage often carry added value due to their unique character and the prestige associated with the location.
In conclusion, renovating an old house is an endeavor filled with challenges that require careful planning, expertise, and respect for the building’s history. Issues with the foundation, lath and plaster walls, plumbing, electrical, and HVAC can present significant obstacles. However, overcoming these challenges can be incredibly rewarding, resulting in a home that beautifully merges historical charm with modern functionality and safety.