Old House Remodeling and Restoration

Contractors who perform old house remodeling and restoration are the Don Quixotes of the contracting business. There are lots of practical reasons NOT to do this work, countered only by the emotional lift one receives by preserving the charm and dignity of the past. Idealists, to be sure.

In any large urban area of this country, remodeling old houses, or their restoration, is a big industry. But many of these projects are ill-advised.

I should explain that "Restoration" means recreating everything just as it was. "Remodeling" means you can change layouts and room sizes. Like any other activity that involves lots of time and dollars, you'd better do your homework before you spend any real money.

Don't make presumptions based on a visual walk through the house. Have a professional inspector give you a thorough report on the condition of the building. Most of the money in a restoration will be spent on things you don't see.

If the house was built prior to 1940, you will probably have to replace the entire electrical system. Most of the plumbing will be replaced or added to as well.

There will probably be dips or sags in the floors which will need reinforcing. Plaster wall might have cracks in them. Appliances will most likely have to be upgraded. There will be no air conditioning.

In short, this is undoubtedly the most expensive type of remodeling job (per square foot) you can find. This could be (depending on the condition of the house) more expensive than building a new house.

Every one of these jobs is "custom" work. There is no such thing as economies of scale here. And it's not just construction costs. In addition to the inspector's report, you will need architect's drawings.

You will have to make many decisions early, so that they can be reflected on these drawings. If you don't, there will be a long list of changes and extra costs as the work progresses.

Comprehensive drawings are the only way an old house remodeling contractor can identify his initial scope of work. The operative word here is "initial."

There's no way drawings can capture every aspect of old house remodeling. There will be several additions to the scope of work, and many decisions for you to make as surprises get uncovered. Be prepared.

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You might have to get approvals from landmark authorities in your state. The man hours found (IF you find them) to restore or replace "old world" pieces is very expensive. Many of them are hand carved. It's the type of work you can't rush.

Old house remodeling is usually done to a house that has been abandoned, or is in very bad condition. Since they have not been well maintained, you could uncover a money pit of unforeseen repairs to roof, kitchen and bath elements, exterior wood trim, or the porch. If landmark preservation is not an obstacle, you'll want to replace all the windows.

However, if money isn't concerning you, and you had your heart set on reliving your childhood in one of these homes, then go for it.

The rewards of old house remodeling could include high ceilings, wood paneled interior walls, elaborate railings and staircases, period moldings and cornices that are difficult to find today, wooden floors with patina that doesn't exist in new wood, and stained glass is often highlighted in these homes. Infused with modern conveniences, these restored beauties can fetch a hefty price when it comes time to sell.

You might be thinking that you can do a lot of the work yourself. I encourage you to do so, assuming you have some degree of experience with this type of work. Even if you're familiar with new construction, your knowledge will be of limited use here.

Many aspects of remodeling old houses differ from other types of construction. Confine your involvement to the items you're familiar with.

You may be thinking about being your own general contractor. Unless this is your day job, put the idea out of you mind, and leave it there. It's a tough business.

You have to know materials, methods, costs, construction laws, and be a good record keeper. When old house remodeling, you can't get by with minimum standards. You have to know where to find the right people who will do the right job. But there are things you could do.

Certainly, the homeowner should purchase the appliances, faucets and fixtures. Expensive lighting fixtures, hardware, and any special furnishings can also be kept away from the contractor's mark-ups.

Besides saving you some money, this will ensure that you get exactly what you want when it comes to the all-important visible items you want to use during old house remodeling.

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You might consider doing some of the finishing work after the heavy construction is complete and your contractor has left. This would include floor coverings or refinishing, painting, landscaping, exterior lighting, or any other outdoor features.

At some point during the planning phase, think about how you can most effectively use your time and skills to the best advantage. Try to select a contractor as early as possible.

Contractors are much better at advising homeowners than architects are, when it comes to issues of cost and scheduling. The smoothest projects are done by a team, working together , with the same goals.

In the event that you're trying to spread the work out in order to avoid borrowing a lot of money, I want to point out a few things to think about.

* A house is only good to you if you can use it. Neither is it very marketable when it's under construction.

* Construction costs can inflate over several months.

* Projects designed and built holistically are more organized, resulting in fewer mistakes, than jobs done one piece at a time. Mistakes can be corrected, but you can't regain the loss of time and money.

* Projects done in phases will always cost more than those done all at once.

Old house remodeling can be a very rewarding experience. Just make sure you know what you're in for before you get started. If you don't, chances are your remodeling will turn out to be remuddling.

If you need to contact me about old house remodeling, click here.

If you are serious about doing a rehabilitation of a historic building, you will need to refer to the government standards. I have listed all 10 of the federal standards here, federal standards.but you should find out if your state or municipality has there own list as well.

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