The Complete Guide to Renovating Older Homes: How to Make It Easy and Save Thousands

Contents

INTRODUCTION

Have you noticed how many new homes mirror the styles of the past? The new farmhouse and the new bungalow are names given to architectural plans sold today. The number of homes that duplicate older styles indicates that many homeowners are attracted to and appreciate the designs of the older homes, but they do not want to tackle the challenges of rehabilitating an original.

On the other hand, there are many homeowners who want the challenge of bringing an old gem back to life. Fixing its flaws and enhancing its interior and exterior can make an older home a vital part of its community. The goal of this book is to provide practical information and insight into the anatomy of an older-home renovation project.

Everyone wants to save money, so offering cost-saving tips are a priority. Whether or not you decide to do all the work, some of the work, or none of the work, you will find advice on how to transform a home into a more functional and pleasing environment. This book is not about why some homeowners prefer an older house instead of a new house, or a contemporary style instead of Victorian — it is an instruction guide on the best practices for home renovation projects that increase its resale value and creates a more enjoyable living space for its occupants.

Creating the space of your dreams is a combination of inspiration and practicality. As we live in our homes, we figure out what is wrong with them. It will not take long to get tired of the vivid shag wall-to-wall carpeting in the master bedroom that looked fine when the house was bought. Nor will it take long to realize the dark paneling in the family room just does not go with contemporary furniture and flat screen television. Sharing one bathroom with your spouse was cozy when you first got married, but ten years of marriage and three children later, the coziness has turned into chaos. It is through time and frustration we figure out what changes would make our home a better place. Day dreaming, looking at magazines, watching home renovation television programs, and reading books like this one is time well spent to make those dreams come true. When it comes time to choose what needs renovating, repairing, tearing down, and building up, your practical knowledge will come in handy. Keep track of your ideas and begin to lay the foundation for your plans.

The year a home is built is the ultimate deciding factor as to whether a home is old or modern. Anything built after 1950 is considered a modern home. An older home can be modernized when it is renovated with the installation of new conveniences and efficient systems.

Renovating an older home can be time-consuming, expensive, nerve-racking, and a messy process full of challenges. This is especially true for a home that has been neglected or abandoned. Yet, there is something very fulfilling about the sense of achievement and satisfaction one feels when restoring a part of history. It is quite possible to take a 100-year-old home and make it modern with central heat and air conditioning systems, a new electrical wiring system and circuits, energy-efficient windows, new insulation, a kitchen with all of today’s conveniences, and a spa bathroom.

The fact you are reading this book is positive proof that you have taken the leap to transform a house into a dream home. Researching and learning as much as possible about your older or historic house will be valuable. At a minimum, it is helpful to know the house’s age, architectural style, and any history it might have in the community. If your house has some significance in the town, then there might be some old pictures of it in the community’s archives.

Before making plans to renovate your home, it is essential to assess your home in its current condition. Take a look at the Home Inspection Evaluation Checklist in Appendix A of this book. Here, you can rate the different areas and parts of your home based on their condition. The scale ranges from excellent all the way to very poor, including an allotted space to record any necessary repair costs.

It does not matter whether the plan is to live in the home or sell it for a profit. No matter what the motivation is or how extensive your skill set, this book offers a complete guide to home renovations. The first few chapters of this book will present the steps and information needed prior to taking on the expense of renovating an older home. The more time invested up-front to plan for renovations, the less time spent later on regretting poorly thought-out decisions. The remainder of this book goes into more specific details on approaching and completing the work. So roll up your sleeves, get out a pencil and notebook, and learn how to transform a house into a unique space that exemplifies your personal style, ingenuity, and perspiration.

Table of Contents

CHAPTER 1

Save Money in Your Renovations

Saving Money

Before beginning any specific how-to instructions, it is best to learn how to save money. These cost-saving tips will help save on home renovation projects starting at the beginning and help to stay within budget.

The essence of saving money comes down to two principles: 1) smart planning, and 2) the more you do yourself, the more money you will save. Depending on the project and skill level, you might have to hire professionals to complete all or some of the work. Smart planning comes in handy when figuring out that you will actually save money by hiring someone else to do the work. This statement might appear to contradict principle two, but there are times when it is better to hire a professional. Taking on a project that is beyond your expertise can result in a loss of time and money, so seeking the help of a professional is sometimes necessary. For those with minimal skills, there are still tasks that can be completed and that will help save money. If you do a good job, you can use the money you saved for another upgrade to better-quality building materials, or to buy some of those finishing touches to complete the project.

The reasons to renovate or restore a home vary from person to person. Maybe you have a problem in your home that needs to be fixed, or you do not like a particular feature. It could be that a system is no longer functioning properly and needs to be replaced or upgraded. Perhaps you have run out of space and want to add on an addition or change the floor plan. Another reason for improving your property is the desire to sell it. Having it in the best shape possible will enable you to market it at a higher list price.

No matter the reason, we first need to identify the desired result and then plan in advance the best approach to completing the work. If your motivation is to renovate to sell the house, then the more you save means more profit in your pocket. For example, when renovating the bathroom, do not buy designer fixtures. On the other hand, if the plan is to live in your house for many years, consider investing in top-of-the-line building materials.

Ways to Save on Your Project

Advance planning: The more you can plan, the more you can save

• Turn to the experts — For those do-it-yourselfers who know what they want, but need help putting their plan into focus, hire a designer or architect for a consultation session. These professionals bring experience, education, and perhaps more importantly, a fresh set of eyes to your project. They do not have to manage the renovation — they just have to supply concrete suggestions and creative insight. Have them prepare sketches and designs that can be incorporated into your plan of action.

• As seen on television — Home renovation television programs are a great way to gather ideas for your project. These programs provide a bird’s eye view into other people’s homes and problems.

• Try to have professionals and contractors do their work during their off-peak times — Prices will usually be lower when their schedules are not full, and there is a good chance your project will not run into delays.

• Joint ventures — Sometimes a contractor might be able to combine similar jobs and save on materials. If he or she has two jobs installing hardwood floors, then buying more wood flooring could yield cost savings to both clients.

• Watch for sales — Make purchases on supplies, materials, tools, and equipment when there is a clearance sale or a substantial discount. For example, if a store places a custom order and the customer returns it, the store is usually willing to sell this order at a reduced price. The retailer cannot usually return it to the manufacturer, so they are motivated to sell it for cost just to get rid of it. Most stores charge a re-stocking fee on custom orders. This means that if it is returned, then the original customer will have to pay this re-stocking fee. The store has been partially compensated for its effort and is still motivated to sell it at a discount.

• Refrain from buying something just because it is on sale — Certain sale purchases can lead to regret later. For instance, if a porcelain sink is what you really want, but you buy a stainless-steel sink because it is on sale — you might not be happy in the long run. It is better to spend more on the sink you want and be happy with it for years to come than to save a few dollars. There is a balancing act between saving money and happiness.

• Buy display models — Retail stores will periodically change out their display models and sell the older styles at a reduced price.

• When the big home improvement stores bring in new styles, they reduce the prices on their existing inventory — (But small retailers can offer some good deals, too.) Sometimes they need the room for new stock, so they will offer deals at an attractive price (make sure it is what you want).

• The right time for the right project — Plan projects in a sequence that makes sense. If you need a new roof, do that project before painting the house and installing new gutters. Do not take the chance of damaging new gutters or a paint job with the rough work that goes on while installing a new roof.

• Talk the talk. Learn the home improvement language — See the Glossary of this book; it will help when working with contractors and subcontractors. One of the best ways to communicate effectively with contractors and subcontractors is to know the home improvement language. Never be afraid to ask questions. A little knowledge might lead to learning about a valuable shortcut a professional does to save money.

Do the dirty work: Roll up your sleeves, break a sweat, and save

• Do the demolition yourself — Instead of paying a contractor to demolish the kitchen, invite family and friends to help. Be sure to dress appropriately. Wear safety glasses, work clothes and gloves, and thick-soled shoes or boots to prevent injuries. Your tetanus shots should be up to date, along with anyone helping with the project.

• Clean up the work site — Work out this detail up-front with the contractor. Many are amenable to helping clients save money; after all, contractors rely on referrals and references for new customers.

• Work safe and smart at all times — If you plan to tackle a project after you have returned home from work, make sure you are not too tired to use power tools.

• Do the prep work — Before the contractor or subcontractor comes in to do their work, get some tasks completed so they can get right to work. This can include removing the carpeting and linoleum, prepping walls for painting, or cleaning walls, woodwork, or floors. These details can be negotiated in the contract.

Do some heavy work

Do the legwork for your own projects and for the contractor. Remember, time is money, and the more work you do for the project, the more you keep expenses down.

• When possible, pick up your own materials — This will save on delivery fees and the cost of sending the contractor or subcontractor to pick up materials. When materials or equipment must be delivered, try to negotiate a reduced rate.

• Have a suitable vehicle — Do not ruin a nice truck or car hauling materials and trash. It might be worth buying or renting a pickup truck or van, depending on the size of the renovation. Another good investment is a trailer. Trailers are ideal for moving equipment and for hauling material or debris. Make sure the trailer is large enough to haul 4- by 8-foot sheets of plywood and other large items. If you choose a trailer with a wooden deck instead of steel, be sure to get pressure-treated wood. This is better because pressure-treated wood is treated with preservatives that resist rot and insects.

• Check your state’s registration and insurance requirements before making a purchase or a rental — This information can be obtained at a local registry or division of motor vehicles. To find a local registry office, log onto the Unofficial DMV Guide’s Web site at www.dmv.org. Backing up a vehicle is a little tricky with a trailer attached, so be sure to get some help and practice.

• Do your own shopping — Be sure to get specifications and sizes from the contractor, if they are doing the work. If you are doing the work, remember the Italian proverb measure twice and cut once. This advice goes for all measurements. For those who wear reading glasses, it is best to put them on for measuring.

• Apply for your own permits when possible — The time it takes to obtain these may differ, depending on the type of permit needed and which state it is being applied for in. This will save money by not paying someone else to do it. Plus, if there is a problem with a contractor, you will have control over the project through the permits. Some states require a signature by the homeowner for all permits, so it might save time to apply for them. For some projects and renovations, the contractors must apply for the permit, in order to prove they have the license and insurance to do the work.

Other tips for saving

• Buy used materials — In some cases, used might be best because the cost savings can be substantial. Trying to find original fixtures, trims, and molding for an older home can be a challenge, but there are places to start your search. Try the Craigslist Web site at www.craigslist.org to find raw materials and other items for free or at a reduced price. Find the state and the closest major city to your home and start to see what is available. Check the Web site often because new listings are added daily.

• Auctions, yard sales, salvage yards, and antique shops — These are other resources to check out when in need of architectural elements, fixtures, and building materials.

• Habitat for Humanity has a retail resource called a ReStore — This is a good place to find original building materials and tools. See Habitat for Humanity ReStore in Chapter 3.

• One caveat when purchasing original building materials is they might not work or fit — Try to make sure they are in working order. For example, old plumbing materials might not be cost-efficient if they do not work or require major repairs. If something is a great price but does not work, then you will have to buy a replacement.

• Locate businesses that sell antique reproductions — There are companies such as Renovator’s Supply that sell hard-to-find reproductions of antique hardware and architectural elements. Their Web site is www.rensup.com.

Restoration Hardware is a retail and online source for hardware, fixtures, and other building elements that are classic and might fit into the décor of an older home. The Web site is www.restorationhardware.com/rh/index.jsp, but they have actual retail locations in the United States and Canada. The Web site, www.oldhouses.com, is for anyone who loves old houses. The site offers a comprehensive list of old and historic house restoration supplies and services, plus a list of old homes for sale. A direct link to this resource is www.oldhouses.com/old-house-suppliers-services.htm#suppliers.

• Do not be shy about asking for a deal — If you plan to purchase materials and supplies, plumbing, and light fixtures from one or two home building centers, ask for a builder’s discount. General contractors might be eligible for at least a 10 percent discount (or more) on purchases. Some retail stores are willing to give a discount on a large order, whether it is a custom order or merchandise right off the shelf. Keep in mind many retail clerks do not have the authority to approve discounts, so ask for the store manger or sales manager in advance. Discounts are a good way to keep customers coming back for materials and supplies.

• When making online purchases, ask for a discount on materials, supplies, and tools — If the contractor has a discount with a particular supplier, ask if you can utilize it when making purchases on a project that they are working on.

Hiring Professionals versus Do-it-yourself

For anyone who wants to save money on projects, keep this advice in mind: The more work you do yourself, the more money you will save, as long as the work is completed close to a professional’s standard. Work with someone who has skills that complement your own.

Local building codes dictate when the services of a professional is required. Do your research, and take time to familiarize yourself with the permit laws in your state, city, or town. To find building codes for a specific state, use a universal Web address (you will need to insert the two-letter state abbreviation). For example, this is the Web site for California: www.state.ca.us. Once in the state’s Web site, use the search feature and type in building codes. California’s Web site has a Home & Family tab, and from there you can choose Housing.

Every homeowner renovator should take an honest assessment of their own abilities and the skills needed to complete the project. If you do not have what it takes to get the project done on your own, call in a professional.

Roles of a general contractor, subcontractor, or professional

Depending on the size of the project, it might be best to hire a general contractor, subcontractor, or professional to complete some or all of the renovation work. The keys to managing a successful renovation project are the same as with other projects: Understand the scope and purpose of the job, stay in contact with the professional doing the work, develop a positive relationship with those working on the project, and communicate on a regular basis.

General contractors

A general contractor manages the entire project by coordinating and supervising the work at the construction site from the preliminary development stage until the work is completed. Some general contractors take on different kinds of work, but most specialize in one type and size project.

General contractors provide a quote to the homeowner after they have reviewed the project plans and specifications. The quote is based on material, labor, and safety considerations. Other duties of the general contractor include:

• Hires subcontractors

• Sets work schedules

• Handles payroll

• Manages the quality of the project work

• Provides the equipment for the job

• Orders the supplies (such as concrete, steel, electrical equipment, and lumber) and arranges for the delivery of equipment and supplies

• Applies for and manages all permits and licenses

• Follows all building codes and safety regulations mandated by the city or town and the state governmental entities

• Oversees project expenditures

• Assumes the risks and responsibilities in making sure the project is done according to the contract

When hiring a general contractor, turn the entire project over to him or her, unless the contract states that the homeowner will handle certain aspects of the project.

There are different degrees of historic restorations that can be completed on a home and restoring an older or historic home is not for everyone, Barbara Taylor said. The degrees range from historic purist, who will only replace with original parts, to the individual who can be completely satisfied with using historic reproduction replacement parts when completing a renovation project.

In the last 30 years as a general contractor, Taylor has been involved in dozens of renovations of both older and historic homes. Any person considering these types of renovations needs to have passion, a love for an historic house, and a good-sized checkbook to take on restoring an historic house, Taylor said. This is not for your average homeowner because the work is intricate and takes a long time to complete.

There are many challenges to restoring an historic home. Some of the main ones include:

• The foundation

• The plumbing system

• The electrical system

• The location of original replacement parts

The foundation

Before purchasing an older home or doing any work on it, the first thing to consider is the state of the foundation. This is a big challenge because if the foundation is in poor shape, this will influence every other aspect of the house, Taylor said. Before builders apply the concrete onto footings and slab foundations, stone is used to support the home. Once these components crumble, the house settles. With walls compressing due to settling, Taylor said certain foundations cannot be repaired. Even though a contractor might want to jack the house to repair the damaged foundation, he runs the risk of damaging other parts of the house, Taylor said. "The windows, ceilings, and walls can crack,