How to Restore a Historic Home

The idea of purchasing a historic home and returning it to its former glory can be quite exciting, but don’t be fooled by romantic notions. It requires a lot of hard work to turn an old, failing structure into something completely usable and sellable. If you’re willing to put in the work and remain patient, then it can also be one of the most rewarding experiences of your life.

Go into the project with an open mind and a solid plan and most importantly, be flexible since there are always surprises in older homes.

Here’s how you can start a property restoration project.

Choose Your Home

Selecting the house you will purchase and restore is a project in itself. You should look at several places before you make a final decision and you’ll also want to have an inspection done before you buy. This should give you an idea of what needs to be done.

The home shouldn’t be in such bad condition that you will have to basically tear it down and start again. There needs to be some structure to work with and something that you can restore. There are plenty of older houses available, so look for one that perfectly fits your plans and is just what you are looking for.

Create a Plan

Historic homes require solid plans before you purchase and redo them. Restoring a building is a lot of work, so it will likely take a long time to get the home to the point where you are happy with it. You’ll need to determine what needs to be done and what elements are still quite usable. For example, it is possible that you’ll need to replace the roof, but the siding may be just perfect.

If the building is stone or brick, it may only require some repointing to restore the exterior, but you’ll have a better idea of this after the inspection.

Build a Budget

Before you even start renovating, you’ll need to have a budget in mind. Include everything you need to do, plus at least 30% for unexpected expenses. It’s possible it will even go beyond this but having a good buffer in your budget will allow you to stay calm during the major issues that are inevitable.

Start out by including the basic soft costs for your budget, but plan to update it as you know more. Taxes, utilities, insurance and other fees will all be included in this. Keep in mind that if you are restoring an old home, you’ll be working with what is already in the house. For example, you’ll probably refurbish the existing boiler and appliances instead of adding newer, more efficient ones. This will cost considerably more than just buying new items and installing them.

Carry Out a Thorough Inspection

The pre-purchase inspection will have let you know about some of the problems you’ll face while restoring the home, but now you can do a much more intense survey of the space. This can actually be done in conjunction with the next step, as you may need a structural engineer to do the inspection.

Certain things may be more difficult than others. The electrical system, for example, will need to be updated for safety reasons and this can require a huge chunk of the budget. It’s also harder to inspect the wires, as they are inside the building walls.

A home inspection done on a historical home should be done by people who are experienced in working with older buildings. They will need to look at the following:

●     Foundation: Older buildings may have faulty foundations. The inspector will check for cracked foundation issues and possible instability. This can result in having to redo the entire foundation, depending on the severity of the situation.

●     Plumbing: Drainage regulations have come a long way, so the plumbing in your older home may not fit the newer regulations. In addition to this, pipes settle and sink over time, so it’s quite possible there are cracks and other issues that will need to be dealt with. You should also check for leaks throughout the property.

●     Wiring: Older homes tend to have faulty wiring and you are likely going to have to replace it. Despite being an older home, you’ll need to meet safety codes with the electrical system, so it’s best to know what you’re dealing with.

●     Stairs: Both interior and exterior staircases should be carefully inspected to ensure they are structurally sound. You may need to redo the handrails, which are usually much lower in historic homes, as well as adding supports to ensure your staircase is stable.

●     Attic: You’ll find plenty of hidden issues in the attic. Most of these should be noted in the inspection you did prior to purchasing the property, but there are often other issues that show up once insulation is peeled back. Insulation may contain asbestos in older buildings or it may be non-existent. You may also have water damage and leaks there, or poor ventilation. You’ll also need to check just how safe the flooring is in the attic.

●     Basement: It’s possible to find basements or cellars in older homes and this is where you can check for issues with supporting pillars and beams, like rotting wood and termite damage. Your inspector will also check for cracks in the basement walls, as well as leaks and water damage.

●     Lead Paint: It’s possible that older paint contains lead, so you’ll have to test this in your new property and decide how to handle it. This requires speciality sealing or removal, so research all your options and select the best one.

By the end of your inspection, you should have a very good idea of what needs to be done to the house. This is a good time to adjust your plan if needed. Your budget may also adjust.

Consult with an Architect and Structural Engineer

The most important part of the entire project is talking to an architect and a structural engineer. Between the two specialists, you should have a sound plan for your new home. They will ensure that your space is structurally sound and that any changes you make will not compromise the stability of the home.

Since older homes may not have been built to any code or regulation, you’ll need to work out where to make changes that will not affect the historic qualities while bringing the home up to code. They will help you prioritise what you should work on, as well.

Usually, you’ll want to fix any areas that can cause further damage to the home. This includes masonry, which could be crumbling and cause structural problems in the home. You’ll need to repoint it and possibly replace the mortar if it uses sand that causes crumbling.

The roof will also need attention as soon as possible to avoid any problems with leaks and water damage. The faster you can replace the roof, the sooner your new home will be secure against rain and storms. To finish ensuring the watertight nature of the building, you’ll want to fix or replace the windows, as well. A lot of wind and rain can get through older windows and if they’re broken, you’ll want them replaced immediately.

Choose the Most Important Features

Look around the home and determine which original features you want to preserve. This may include the original porch railings, hardwood floors, mouldings, etc. These may need to be removed while you make other restorations and then you can replace them. In some cases, these features will be cleaned up and restored in order to replace them.

Source Your Workers

When it comes to hiring people to work on the house, you’ll want those who have experience in working with historical buildings. They need to follow the regulations involved with restoration and should be the best in the area at their jobs.

Your architect may be able to recommend someone, but if not, you can also talk to the local council for recommendations. They should know who is local and experienced.

It’s also a good idea to choose your workers based on their talents and specific skills. You’ll want a masonry expert to handle your chimney and masonry needs. A plumber with experience in working on older pipes will be useful for managing any plumbing situations you may have. Always look for the experts so you can trust that the end result will be a good one.  

Are you planning a historical restoration? Integrated Designs offers both architectural and structural engineering services to help you plan out your restoration. Contact us now to get a quote on your project.