Looking at a seriously old house and need some input

Rehabbing & House Flipping
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Looking at a seriously old house and need some input

Joel Colvos
Real Estate Investor · Vashon, WA · Member since 2015 · 32 posts · 12 votes

We have a line on a 100 plus year old historic log cabin in our target area in our target price range.  It has some minor structural issues and all systems would need replacing/developing however I'm a bit afraid of opening up this can of worms with the local building dept and really I need to make sure I'm asking the right questions.

We are not intimidated by the repairs needed and have some innovative solutions to be able to retrofit newer systems into the cabin.  Even structurally I feel pretty confident that we can make some minor tweeks that would make it much more structurally sound (replacing a few rotten logs etc).  However none of this is going to be up to contemporary building codes and frankly bringing it up to code (how could you even do that?) would ruin the beauty of the cabin.

We would want to discuss this with the local planners before we proceed but I'm not even sure how to start the discussion.  I know that the rules will be different for different areas, but in general what would our rights be as a contractor taking on a historic structure like this?  Clearly its not going to be up to the International Building Code but it would be safe and we could install the various systems up to code with a little flexibility from the building dept.

I know this is kind of wrong and weird but I'm wondering if anyone out there has any experience with something like this?  How do modern building codes get applied in this type of situation and how could I avoid any pitfalls?  Our local building dept is not known for their creative and out of the box thinking.

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  • Patrick LiskaPro Member
    Investor · Verona, NJ · Member since 2014 · 1k+ posts · 832 votes
    10y

     I would go to the building department and just explain what you would like to do and say to them that you would like to get their opinion. they will not come down on you, especially if you are upfront with them and seeking advice. some of the work may fall under the rehab code and not need permits or updating the house to current codes, especially if you do a little at a time ;) . if this is a flip, then you will have to do all at once and bring things up to code. replacing mechanical may bring up code updates, but only subject to the equipment, not the whole house.

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  • Chris SeveneyBusiness Member
    Moderator
    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    10y
    It also depends on what your doing - if stairs and hallways are not code compliant you do not have to bring those to code unless you start taking walls down etc. you typically only need to bring up to code those things that you are updating / modifying
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  • Joel Colvos
    OP
    Real Estate Investor · Vashon, WA · Member since 2015 · 32 posts · 12 votes
    10y
    Originally posted by @Patrick Liska:

     I would go to the building department and just explain what you would like to do and say to them that you would like to get their opinion. they will not come down on you, especially if you are upfront with them and seeking advice. 

    Unfortunately this has been the exact opposite experience for me dealing with this areas building department.  They have this small town power trip thing going on that you simply don't see in larger urban areas.  Codes are enforced very randomly and it depends a whole lot on how that particular inspector is feeling that day.  They seem to have an unlimited time supply and pickyness about seemingly random things.  I really want to get me ducks in a row before I even approach them.

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  • Joel Colvos
    OP
    Real Estate Investor · Vashon, WA · Member since 2015 · 32 posts · 12 votes
    10y
    Originally posted by @Chris Seveney:

     you typically only need to bring up to code those things that you are updating / modifying

    This is where it is going to get a little sticky, because there are some minor structural issues that would need to be dealt with, but they would need to be dealt with in a non-contemporary manor.  For example repairing/replacing a rotting log with a new log as opposed to replacing it with some 2x6 framing.  Unfortunately I just don't think I will be able to work this out with with my local building dept.

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  • Kevin Gerace
    Investor · Wallingford, CT · Member since 2013 · 28 posts · 4 votes
    10y

    @Joel Colvos

    This is a very interesting post to me. I have often had the same thoughts and questions you have. I flipped a house this summer that was built in the 50's. I had an inspector come out for the final that was looking at the most random things that I didn't even touch. For instance he wanted to see the foundation height between the garage and house. Like... the original foundation, I mean if he didn't like it then what? I'm not going to change it obviously! He just had some extra time that day and wanted me to know how smart he was.

    Now to answer your question.... the AHJ does have the final say, but usually if one of them is giving me a hard time about something code related that is ridiculous I try to inject common sense into the conversation. For instance your replacing the rotting log with a new log. I think that would be the appropriate action, even if the code doesn't mention that. I'm an electrician not a carpenter, but I'm sure there must be some sort of code exceptions for Log Cabins. I mean people are still building them, so there must be some sort of building structure. What are some more of the modifications you will be making to the property?

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  • Matthew Paul
    Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
    10y

    Sometimes its better to ask for forgiveness than ask for permission .     Finding a sawmill to cut the log to the right dimensions will be a challenge .  

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