First
Time OLD Home Buyers
Know What to Look for in Your Dream House
By
Anne DeWolf
This
article is a condensed version of a more in depth rendition that can
be viewed at Arciform LLC website www.oldhomesnewlife.com
click the link First Time Old Home Buyers.
Getting
Started
The most important part of any renovation project is planning. Hiring
a professional to help you create an overall vision for the project
not only gives you an idea of the costs and scope of the project,
it helps to establish various phases for the renovation that can save
money.
Remember,
remodeling is stressful and the design phase should be fun so try
not to create any unnecessary deadlines. A good remodeling company
should be able to plan in advance and then pull the remodel through
in an efficient manner.
Structural
To make sure a structure is sound, check to be sure that the roof’s
ridges aren’t bowing or the eaves sagging. Bowing signals that
there is a structural flaw and sagging of the overhangs can mean that
they aren’t supported or are carrying too much weight.
Other
signs of problems:
• Windows won’t open because the jams are not square
• Doors swing open or close on their own
• Doors stick
• There is significant bowing in the floors. Almost all old homes
have some degree of bowing due to settling, but if all of the above
apply it could be the sign of bigger problems
• There is bowing between the siding and the basement walls.
This could signal uneven settling
• The chimney is separating from the walls
• There are large cracks in foundation walls and plaster.
Another
issue is the problem that might be lurking behind vinyl or aluminum
siding. For example, siding can trap moisture and cause rotting of
the knee braces intended to support the eaves.
Sometimes
things that appear to be structural issues are not problems. Back
porches in older homes were often added and designed with floors that
sloped away from the house. Proper sloping floors are not a sign of
structural problems, but were designed in order to shed water.
Electrical
Schedule an on-site consultation with a reputable residential electrical
contractor.
If any
new wiring was added during a remodel, it is important to ensure that
all of the correct permits were issued and the home had a final inspection.
This information is made available in the home’s records on portlandmaps.com.
If an
electrical panel is new it should have a sticker on the panel cover
identifying when it was installed. You should also check to make sure
the grounding system is intact. Do this by looking for a large grounding
wire that is usually bare, attached to a metal pipe that goes into
the ground. If the old water pipes have been changed from metal to
plastic, ground rods should have been installed to replace the grounding
electrode water pipe. Here are a few other things to check to insure
the electrical systems are in good condition:
• Make sure all junction boxes have covers.
• Make sure all existing light fixtures have the correct wattage
of light bulb installed.
A higher wattage than the fixture is rated for could be a fire hazard.
• Check the neatness of the existing wiring. Electrical wiring
that appears messy might not have been installed by a licensed electrician
and should be checked to ensure it is up to code.
Plumbing
Hire a professional to check the sewer line to the street with a sewer
camera. This determines if the sewer line has any problems. Once the
sewer line is okay, check the plumbing inside. Regardless of how difficult
it is to access the plumbing, taking a thorough look can save a lot
of trouble in the long run.
Check
where the water supply comes into the house. If the piping is copper
or plastic it has probably been replaced completely. This is a good
sign; however, if the pipe is galvanized steel it is probably rather
old and will have to be replaced eventually.
It is
also important to check the water lines inside the house where you
can see them such as under the kitchen sink. If the pipes are galvanized
steel, look for small holes and signs of rust. Here is a list of other
items to check:
• Are the pipes copper or plastic? This is important because
some plastics are not approved in Oregon for use inside the house.
Approved plastic and copper are more up to date and do not corrode
like steel.
• Check if pipes are the right size. The
pipe size should be larger as it enters the home and at the water
heater than where
it meets the individual fixtures like the bathroom sink.
• Are the pipes of different materials? A home with a mixture
of galvanized, copper, and plastic pipe is usually a sign that minimal
repairs have been made and re-pipe could be required sooner than later.
• Inspect the inside drain lines. Although drain lines are not
as prone to problems as water lines, they do commonly rot out and
should be checked for rust holes and previous repairs.
• Check the size of the main water supply pipe. Does it allow
extra pressure for added plumbing fixtures?
• Turn on the taps to see if rust runs out of the pipes. It is
common (and not problematic) for a house that has been sitting for
a time to run rusty water but it could be a sign of corrosion if the
home is occupied.
• Test the water pressure by turning on all the faucets at the
same time.
If adding
another bathroom is on the list, it is important to check the size
of the floor joists in addition to the size of the water pipes. In
some cases, the floor joists are not large enough to allow for drilling
holes to run the drain pipes through from an upper floor. Be prepared
to make design compromises in order to install a new bathroom. Although
it is almost always possible to add a bathroom on a second or third
floor it might be costly and rooms below will be affected.
Heating
and Cooling
There is a lot of inaccurate information regarding oil-heated homes
so be sure to do your homework before letting someone talk you in
to converting from oil to gas. The best sources for information about
oil heat are full-service oil heating dealers (www.oregonoilheat.com)
and the Oil Heat Help Line (503-546-5501).
Converting
from oil to gas is costly. Installing a new high-tech oil furnace
often makes more economic sense. The same is true with heating oil
tanks. If a tank needs to be replaced, an above-ground or basement
tank is far less expensive than changing heat sources.
Request
a receipt that shows if an abandoned heating oil tank has been properly
emptied or decommissioned. If you are not sure if there is an abandoned
oil tank, go to www.portlandmaps.com and click on “storage tanks” or contact the local fire marshal.
It is also a good idea to check with local heating oil dealers for
information culled from historical delivery records.
Find
out if a tank has been decommissioned or certified and registered
with DEQ. Some records can be found at www.deq.state.or.us
or by calling the DEQ Hot Line 1-800-742-7878.
Once
you take possession of the home, have the heating and cooling system
professionally inspected to assess its current condition. It is also
a good idea to have the air duct system cleaned to remove buildup
of dirt, dust, pet dander, mold, bacteria, and pollen.
Ducting
in old homes was commonly wrapped in asbestos. If you do not touch
it there is no need to do anything; however, once it has been disturbed
it needs to be abated.
Paint
Lead paint was commonly used prior to 1978. The lead content in paint
is more of an issue when the paint is peeling because this is when
it poses the greatest risk. Be sure to do a good prep job to remove
loose paint or strip it completely before repainting. For more information,
please refer to the Oregon Department of Health and Human Service
Lead Based Paint website http://www.oregon.gov/DHS/ph/leadpaint/index.shtml
or call 971-673-0457.
Design
It is important to live in the home for awhile before undertaking
a major project. The very things that you were planning to change
might turn into features that you love and vice versa.
Remember
that the house has been there for a long time and has weathered many
styles. To keep up with visual trends is costly and in my opinion,
creates the need for a remodel every 10 years or so. If design and
material selection is selected based on this, the value of the home
is decreased. Not to mention that this approach increases the amount
of materials that go to landfills.
The house
should dictate its architectural elements. The changes made should
relate to the space. It is also important to maintain the original
proportions of the home.
Approach
a project from the top down and from the outside in to ensure that
you do not destroy something below to accommodate an upstairs remodel.
Prior
to creating a design, visit www.portlandonline.com/bds
to find code requirements and other restrictions such as height, windows,
stairs, and insulation.
There
may be parts of your home that are not up to current code but did
meet the building codes at the time they were built. For example:
converting an attic to a living space and the current stairs meet
grandfathered-in requirements, so you may leave them untouched or
make minor adjustments by adding a railing or more headroom. However,
as soon as you touch it structurally, you must bring it up to code.
Check
out city records. If the house is on the market as a two-story home
because it has a finished upstairs, but on city records as a one story
with an unfinished attic, then the upstairs needs to be brought up
to code if remodeled. There is a strong likelihood that current structural
elements are insufficient.
To
Keep Costs in Check Ask Yourself
• Do you anticipate living in the home for longer than five years?
This is important because it helps prioritizing.
• Is it being remodeled for you or for resale or both? Put another
way, are you designing a space just for you or what the general public
might want based on the real estate market or both?
• What will the neighborhood bear? If you are considering resale
it is important to remodel the main parts of the house rather than
adding features that might be more personal.
• What will the house bear? There is such a thing as over-remodeling
so be sure the general style of the house can support a high-end kitchen
for example. Or on the other end of the spectrum the home may have
been designed by a noteworthy Portland architect so the house itself
is worth maintaining. Use Architectural Heritage Center as a resource: www.VisitAHC.org or 503-231-7264.
• If you are looking at a house with ornate detailing, a remodel
is going to be exponentially more expensive. The same is true for
“remuddled” homes where the original elements were removed
and need to be restored
Anne
DeWolf is co-owner and designer of Arciform
LLC a company that specializes in the design, restoration, and
remodeling of vintage and historic homes in the Greater Portland area.
She can be reached at 503-493-7344.Other contributors: Milo Linville,
Power Plumbing: 503-244-1900, Jerry Moyer, Master Tech Electric, 503-679-5539;
Molly Brady, First Call Heating & Cooling, 503-231-3311. |
