While Emily and Kevin Hoffman were working from home, they realized that their home wasn’t working for them.
Last year, the couple and their two-year-old daughter were locked up in a 1,000-square-foot home for two families in Boston’s West Roxbury neighborhood. The Hoffmans—she works in IT and is a school principal—felt as if the walls had moved inward by an inch or so overnight.
So like countless other Americans, they moved away from town to get more space for their money. Knowing that suburban homes weren’t right for them, the Hoffmans chose a charming old house in Needham, paying just over $1,365,000 in list price—and waiver of inspection—to keep other buyers away. Before the birth of another daughter in January, they moved in.
Built in the 3,000-square-foot colonial style in New England, the 3,000-square-foot home retains many of its original elements, such as the built-in china cabinet, crown moldings, hardwood floors, and noisy stairs (“I love it—even with two kids in the house.”) !”
A post-lockdown inspection helped the couple determine how to spend their $50,000 emergency fund. About $5,000 went to replace old electrical wiring, and most of the rest was paid to refinish floors, remove popcorn ceilings, and make other aesthetic improvements.
“If you appreciate the character and charm of an old house, it takes an emergency fund and good communication with dealers to make it work,” Hoffman noted.
Oftentimes, a home that is old – say, 100 years old or more – comes with a unique set of headaches that involve the foundation, inadequate insulation, and electrical wiring. “When some of these old homes were built, there were no regulations at all, so things like plumbing and electrical got old,” said Fred Quinn, founder of Structural Engineering Consultants Queen Associates in Natick.
But do not be afraid. With the right insight, the help of experienced professionals, and an emergency budget, buyers can retrofit and adapt older homes into the best and most beautiful 2.0 ever.
“I think there is a subset of people who are passionate about owning an old home. It has a history, and they have become property agents,” said Dana Paul, a real estate agent at Sagan Harborside Sotheby’s International Realty. “It’s a very different way of thinking about someone buying a new building. . ”
As someone who has owned historic homes over the years, including one that was built in 1790, Bull encourages buyers to set aside $30,000 for upgrades. The agent has compiled a checklist of what potential buyers should look out for when searching for a home.
■ Is it in a historical area? If so, the required period doors, windows, sides, and roofs typically cost more to maintain and replace.
■ Is the basement wet? Look for water and water damage, which can indicate problems with the foundation. Other red flags include visible cast iron pipes, asbestos, termite damage, and outdated heating and cooling systems.
■ What type of wires are used around the house? Upgrading old handle-and-tube wiring and its successor, BX wiring, is not only safer, but potentially lowering homeowners insurance premiums..
■ Is the house comfortable for modern life? Inadequate insulation means windy rooms. A choppy floor plan and small kitchens both involve costly renovations.
Some of these problems are easily identified by an experienced home inspector. But deeper problems require assessment by a licensed structural engineer.
“I usually show up when a home inspector writes a report — putting out a warning when they think there is a structural problem,” said Quinn, the structural engineer at Natick.
Much of his work is flawed. “In homes that are 100 years old, the walls are usually stone and rubble, and they can collapse for a number of reasons,” he explained. One is poor drainage around the house. “Water collects around the foundation, and in the winter — since many basements are not heated — very cold weather will turn the water in the soil into ice and put pressure on the walls.” When basement walls are swollen, the foundation must be replaced, Quinn said. The best way to do this is with a stone wall.” It’s easier to get concrete blocks inside the basement than to pour concrete. ”
Queen provides details of the work to be done, and the homeowners contractor must provide cost estimates up front. Prices vary greatly depending on the job scope. Quinn said a small department could cost $15,000, but serious problems could run as high as $100,000. But he said jobs typically range from $20,000 to $50,000, adding that “the big problem today is getting people to do the work.”
Contractor Nick Volkoff stresses the importance of drainage, even if the foundation is structurally sound. “If the water drains next to the building, we will put in a French drain,” said Falkoff, owner of Auburndale Builders in Newton. “Then we will seal the basement walls with new concrete and apply a waterproof paint and/or membrane.” If the space is prone to flooding, Volkoff will install battery or generator-operated pool pumps that can run even when power is going out.
His team could also address the deficiencies of the insulation, ideally as part of a larger renovation. For example, if the exterior side had to be replaced, a contractor recommended adding a 2- to 4-inch layer of foam and plywood under the new side, a project that could add $30,000 to another $40,000 to the project, depending on the size of the house . In interior space renovations, Falkoff recommended insulation within wall cavities and over the studs themselves because they also transfer heat. This process increases the thickness of the walls by about an inch, Falkov said, but it can improve a wall’s energy efficiency by another 25 percent. He estimates the cost of insulation over wall trusses in a destroyed space is about $800 per room.
Before embarking on any project, check with MassSave to see if you qualify for rebates and zero-interest loans for energy-efficient improvements.
It is important to note that many insurance companies prohibit adding insulating materials around handle and tube wires, which are commonly used in homes built between 1880 and 1940, because they present a potential fire hazard. Furthermore, because this type of wire is not grounded, it presents a safety threat in the event of a power surge, said Jesse Coleman, a licensed electrician at Kuhlman Electrical Services, which has offices in Lynn and Weymouth.
Again, it’s less expensive to replace old wiring when it’s part of a larger renovation. Many homeowners see this as a good time to add electrical outlets and lighting fixtures, as well as upgrade the electrical panel. But even when drywall or plaster remains standing, an electrician can cut small holes in the walls and fish new electrical wires in place. Projects are typically priced per item, Coleman said, who estimated that completely retooling a 2,500-square-foot home could cost roughly $15,000 to $25,000.
Coleman said the effort and expense when upgrading an old home is well worth it. “Design, woodworking, they don’t build such houses today,” he said. “I love the crown molding and the curved staircases with gorgeous balustrades.”
Resources: You don’t have to do it alone
From the outside, this 1939 Tudor-style home in Brooklyn exudes charm and character. But inside, every bit of architectural detail was stripped away in a renovation in the 1980s. However, an intrepid husband paid $3 million to buy the house and several million to bring it back to life.
“Keeping something old is the best thing you can do,” said Katie Curtis, a New York-based interior designer who, along with an architect, helped direct the restoration work. But where do you start when so many of the original elements of the house are gone?
“There are historical catalogs. We have records and books. ‘If we can find old charts and photos, we can replicate the details from that,’ Curtis said. “Sometimes that’s our best guess and we take architectural liberties” that fit the period.
Many buyers wish to adapt their homes to modern life while respecting their historical character. Here are some resources to help select period-appropriate finishes, along with specialist companies and craftsmen who can make old homes look new again.
■ For details about a specific house, a good starting place is the town hall. Emily Hoffman, who with her husband Kevin, bought a house in 1914 in Needham, visited the local building department to request historical documentation regarding their home and the history of their permits. “There were a bunch of interesting stories in the newspaper clippings,” she said. The documents also showed that the original owner had petitioned to build closer to the property line. “That explains why we are so close to one of our neighbours,” she said. The Boston Public Library has an online guide to researching the history of homes throughout the Commonwealth.
■ Historic New England maintains a large collection and archive of architectural drawings, wallpaper, paint colors, and tapestries. “It’s a great resource for looking at specific time periods or patterns and possibly matching a sample you might have,” said Lee Shuberth, senior director of conservation services based in Waltham. The nonprofit offers a premium membership, starting at $500 per year, that gives homeowners personalized support and answers to old home questions.
■ The County of Massachusetts maintains a directory of consultants, contractors, and dealers who specialize in historic homes throughout the region. (Note that it is a paid guide and not an “approved” list.)
■ The Institute of Classical Architecture and the Arts offers a wide range of educational materials, including books, lectures, walking tours, and excursions to see classical architecture. Membership fees range from $45 to $5,000 annually.
■ Historic Wallpaper Specialty, a wallpaper preservation service company, maintains a list of resources for historical patterns, as well as decorative paint and plaster work.
■ Moldings One in Middlefield, Ohio, presents a virtual museum of historic millwork that documents architectural styles across the country. Includes catalog of mills from a number of periods.
■ Massachusetts has two programs that offer rebates and loans to homeowners who want to add insulation and/or remove hazardous lead, which was used in paint before 1978 and plumbing before 1986.
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