Help me understand the extent of rehab required
Contractor · Hooksett, NH · Member since 2015 · 24 posts · 3 votes
@Randy Dulac - Responding in order
1 Windows look original, should I assume that I need to replace all of them due to the risk of lead paint?
Lead paint wouldn't be my concern (just have them sign a disclosure). The single pane window is why we replace them. There's a crazy amount of heat loss on these older windows.
2 Should I assume the home needs all new plumbing and none of the original plumbing is salvageable?
Why? If it's old lead water lines, then yes, I'd replace to pex.
If it's cast iron drains then I'd check for leaks. If it's in great condition then just scope it to make sure there's no tree roots underground and just leave it.
3 The electric panels are fuse boxes, and I don't see much wiring that looks new even though there appears to be some grounded outlets upstairs. Should I assume all wiring needs to be replaced?
Definitely replace the fuse boxes. I don't think I'd replace all the wiring though. I'd just ground out all the circuits with arc faults or GFCI's at the start of the circuit
4 Since I have to get into the walls to do plumbing, electrical, heating, should I assume that the house has to be gutted to studs?
You'd be forced to bring the house up to new construction code if you did this. This could completely blow this deal out of the water. Tread carefully.
I own 2 houses that are >80 years old. The first one we tried to salvage as much as we could to save money. In hindsight it we should have gone straight to the studs right off the bat. Initially it looks much more expensive to go that route. However, with these old houses you are almost guaranteed to find all kinds of surprises once you get started. I would budget for a complete renovation and then hope for the best. Good luck!!
P.S. Not sure about your window issue. What I do know is that those old windows are going to require custom replacements most likely!
@Randy Dulac - Responding in order
1 Windows look original, should I assume that I need to replace all of them due to the risk of lead paint?
Lead paint wouldn't be my concern (just have them sign a disclosure). The single pane window is why we replace them. There's a crazy amount of heat loss on these older windows.
2 Should I assume the home needs all new plumbing and none of the original plumbing is salvageable?
Why? If it's old lead water lines, then yes, I'd replace to pex.
If it's cast iron drains then I'd check for leaks. If it's in great condition then just scope it to make sure there's no tree roots underground and just leave it.
3 The electric panels are fuse boxes, and I don't see much wiring that looks new even though there appears to be some grounded outlets upstairs. Should I assume all wiring needs to be replaced?
Definitely replace the fuse boxes. I don't think I'd replace all the wiring though. I'd just ground out all the circuits with arc faults or GFCI's at the start of the circuit
4 Since I have to get into the walls to do plumbing, electrical, heating, should I assume that the house has to be gutted to studs?
You'd be forced to bring the house up to new construction code if you did this. This could completely blow this deal out of the water. Tread carefully.
I agree with all of Michael's suggestions. I have a couple of houses built around the same era (1900's). As pointed out, the windows are likely just about useless in terms of any privacy or heat/air containment. Stand outside one of them and speak in a normal voice; it's bad news if the person inside can hear everything you are saying. And often these things have been painted over so much they not only open with significant force to break the glass but they look...terrible. I know some reglaze old windows but that's a tiresome job. It's easier to replace them.
Keep in mind that taking walls down to studs in these old houses means you're deal with plaster and lath. Really heavy stuff to haul out. On the other hand we've discovered two old fireplaces hidden in the walls doing this. I wouldn't suggest the new owners use them until the chimney's have been checked out as safe (and I don't allow tenants to use them at all) but these were pretty cool fireplaces.
Is the wiring in the place the old knob and tube?
Has any work previously been done on the house? It's not unusual to have some half-*** work done in the past. Tying electrical into old knob and tube instead of replacing from the box going forward. Putting up cheap paneling (and for some reason it's always DARK paneling) to cover plaster walls since these walls tend to crack easily with any nails is something I've noticed in many of the old houses around here.
And yes, there are typically lots of surprises when dealing with an old house.
Gail
1 Windows look original, should I assume that I need to replace all of them due to the risk of lead paint?
Lead paint should not be a big deal, just encapsulate it properly. But you'll want to replace them eventually I would think...
2 Should I assume the home needs all new plumbing and none of the original plumbing is salvageable?
Unless it is at least newer copper, yes, replace it all with PEX. Now is the time to do it. If you still have the Cast Iron drains, they are not ok...they are way past their expected life span...
3 The electric panels are fuse boxes, and I don't see much wiring that looks new even though there appears to be some grounded outlets upstairs. Should I assume all wiring needs to be replaced?
Replace any wiring that is not newer Romex...even the old fishwrap wiring is dangerous. Ground all outlets.
4 Since I have to get into the walls to do plumbing, electrical, heating, should I assume that the house has to be gutted to studs?
You'll be glad if you just do it right now, going to the studs right off the bat will actually save you money in the long run. You are getting into serious permits, drawings and all that so you might as well do it right.
My take (without seeing the house), is that this is at least a $100k project you're getting into here, but I'm guessing you already know that and have the budget for it....?
I forgot to ask. Is this house in what is considered one of those "historic" areas? If so this may limit such things as the type of windows to replace, the color (or type) of exterior work you might do...even if a fence is allowed to be placed on the property (and what type of fence).
Gail
I forgot to ask. Is this house in what is considered one of those "historic" areas? If so this may limit such things as the type of windows to replace, the color (or type) of exterior work you might do...even if a fence is allowed to be placed on the property (and what type of fence).
Gail
Yep, great point...I've had to deal with 'Historic Committees' before...a bunch of blue-haired old ladies with too much time and power on their hands. The increase in replacement window/door costs is staggering... (all wood, custom made)