How to Shop for an Old House

Old houses are history. They are the homes of our parents and grandparents, the homes that fill small town America and to which our thoughts return when the city's lights burn too bright. As homes, however, they appeal only to certain brave homeowners with a particular sense of romance and nostalgia. Those of us who love old houses and have been fortunate enough to find ours also know that they can turn into a never-ending restoration project or a remodeling nigtmare. Keep a few things in mind when shopping for your old house, though, and you can find your perfect match and keep the nasty surprises to a minimum.

Difficulty: Moderate

Instructions

Things You'll Need:

• Time
• Money
• Determination

1. Know what you want. Get a guidebook to American domestic architecture and browse. "What Style is It?: A Guide to American Architecture", by John C. Poppeliers, S. Allen Chambers, Jr. is an authoritative guide to style, first published as articles in the magazine of the National Trust for Historic Preservation in 1976. With this little book in hand, wander the neighborhoods you have an interest in and discover what period of style attracts you.

2. Find the pros and cons of each period. Victorians are charming but they frequently have lots of little rooms and need updating in electricals. On the other hand, the building practices of the day tended to build fortresses in upper-middle class homes. Revival homes (built between the wars) benefited from the development of central heating for all. They tend to be expensive to heat, contain asbestos and often need plumbing upgrades. All old homes are the result of the taste and technology of the times. You need to look at a lot of them to know what the best fit for you and your family will be.

3. Start looking. Old House Journal has provided a listing service for subscribers for decades. This section, new for each issue, lists old houses of every style and price all over the country. Check with local preservation or landmarks commissions to see if there is a historic buildings survey for your community or the community you've chosen. Now that you know what you're looking for, you can start reading real estate listings more knowlegeably. Online listings with pictures will be your best bet but remember that real estate agents know "cute", darling" and "cozy" but they are not all familiar with vernacular architectural styles. Their idea of "cape cod" may actually be a cottage, colonial revival or bungalow. It may be stick-built, a Sears house or pre-fab.

4. Once you start visiting old houses, you'll find something in each one that you just have to have in your old house. Remember that these homes weren't built as part of a development and the builder didn't use multiple choice features, juggled for each new home. They were built to the direction of the people who were going to inhabit them. Some things, like the need for big closets, a big, bright kitchen and a place for a workshop, never change. Examine each house as an individual and look for the things that you absolutely must have before being swept away by the Palladian windows and Tuscan-tiled veranda.

5. Check the provenance. The seller will hopefully have a good idea of the history of her house. You can check with the county's registrar of deeds to track the deed and the building permits records or county tax records to find out when buildings and improvements were made. If your house is significant to the community, there may be information in the records of the historical society, local newspaper or survey of historic buildings.

6. Be rational. Make a budget. Your purchase price is just part of your budget. Plan on getting a building inspector, preferably one who is familiar with historic preservation or a preservation architect, to look at your "find" before you put a bid in. A preservation professional can give you an idea of what sort of projects might want to consider as well as ball park figures for improvements like asbestos abatement and lead paint removal that will have to be completed. These required improvements can be negotiated as part of the purchase contract. It's better to know about them before you make an offer. If your budget for improvements exceeds half the market value of the house, be very clear that you are on a mission that should not be attempted unless you have the resources and the will to see the project through.

7. Accept defeat and anticipate success. In other words, be an optimist. Old house resident sellers are generally emotionally attached to their homes. Either it's been in the family for generations or they've had a dream just like yours. If your offer isn't accepted, go on to the next prospect. If the house was meant to be yours, it will be there waiting for you to come back.

Tips & Warnings

• As recently as thirty years ago, old houses were considered fit only for the wrecker's ball. Over the past thirty years, the number of firms dealing in renovation supplies and materials has grown to a point that most large home centers carry hardware and lighting that is acceptable for restoration work.
• Search on line for "historic preservation", renovation" and "old house" for more information.
• Find a knowledgeable real estate person, restoration engineer or architect or historian on whom you can rely to go to with questions as you look for your old house. Their knowledge and perspective will help you make a wiser choice.

Resources

• Architecture Guide
• Old House Journal