People avidly watch home renovation shows online. Problems with renovating old houses are highlighted, but the reality is very different and carries substantial risks if you are inexperienced. The inputs of knowledgeable professionals will save you frustration, time, and money.
Period residential renovations are a Seth A. Leeb Architecture specialty! Our firm has worked on houses ranging from the 1800s through to the present, including Victorian, Craftsman, and Mail Order homes.
We offer a range of services such as residential additions, construction administration, and custom home renovations. Join us as we discuss warning signs that might delay traditional home renovations, highlight risks and realities, and share a few architectural tips.
Common Structural Problems in Old Houses That Delay Renovations
Warning Signs of Foundation Damage
The main purpose of a foundation is to transfer the house’s load to the soil underneath. A small amount of foundation settling is normal, and it often takes decades before foundation issues in older homes become visible. The following are warning signs of foundation damage:
- Diagonal cracks in the foundation or interior walls.
- Sagging floors, windows, and exterior doors.
- Settling in foundation walls due to foundation footing failure.
Roofs, Load-Bearing Walls, and Water Intrusion Risks
A sagging roofline and water-stained ceilings are signs that the roof of your house is damaged and must be partially or completely replaced. Historic home roofs must also conform to specific shape, color, and finish requirements, which can lead to delays.
Load-bearing walls distribute the weight from the roof of an old home, through the floors and down to the foundation. It is essential to identify these walls if your renovations include an open-concept layout, as you might have to strengthen the structure.
Old home problems include water intrusion that causes moisture damage such as mold and wood rot. Mold is a safety risk and can hide in walls behind wallpaper and paneling. Check for moisture damage in the foundation masonry.
Why Renovating Is Different from Building New: Risks and Realities
A new build allows you to design the home you want with a clear budget and timeline that accounts for potential issues. Things are less clear with renovations, as hidden problems tend to appear, increasing the project timeline and your costs. It can be even more challenging if you stay in the house while the renovations take place!
Budgeting for Unknowns
There are always surprises when you renovate period homes. It is important to budget for unknowns by setting aside a contingency fund for hidden structural problems, revised preservation requirements, or any other unforeseen circumstances. The contingency amount ranges from 5% to 10% of the overall renovation costs.
Architect Tips When Renovating an Old House Safely and Smartly
Comprehensive preparation is key to managing problems with renovating old houses. We share two tips that will keep you safe and save time.
Tip 1: Asbestos and lead paint are present in many older homes. Appoint a certified professional to test for the materials and remove them safely before you start your renovations.
Tip 2: Appoint an architectural firm with Historic Review Board experience. If your home is in a historic district, you may need approval from your local Historic Preservation Commission before you can make any changes.
Seth A. Leeb has over 25 years of experience providing residential and commercial architecture services to New Jersey clients. We are experts at solving problems with renovating old houses. Contact us today to discuss how we can bring your NJ home renovation to life with our architectural services and preservation experience. You can also visit our website at: https://leeb-architecture.com/