Upgrading an old house: how much should you do?

Many people buy an old house with grand ideas of renovation or upgrading. However, there are a number of pitfalls one should avoid - or at least give some serious thought. There is a dilemma between restoration and renovation when viewing an old house - either as a home or an investment with possible resale in mind for the near future.

Should you work to bring back the former glory of an old house, celebrating its original style, structure and decoration? Or should you wipe all that out, and re-invent something that is clean-lined and modern, giving the house a complete contemporary overhaul?

Choosing a classic reconstruct

Sometimes this can be a very satisfying choice to take - especially if you love old-world ambience, the classic lines of a bygone age, and the process of restoring glint and glory to old windows, fireplaces and time-honed wooden floors. It's rather like a journey of discovery as you remove old plaster, paint, and even panelling. Who knows what you might find... You need a discerning eye, the ability to envisage the house as it was - as the original builders and era had intended.

Check the basics first: Make sure you have an inspector check all the existing systems and structures. Rewiring is usually vital, as is the replacement of antiquated pipes. This should be planned long before you get to the roof and the windows. Lay the groundwork before you think of doing anything aesthetically.

Dig down to the beginnings: Make sure the foundations are in good nick. Check any issues with rising damp, inspect your walls for cracks and crumbling bricks. Fix things from the bottom up, from the inside out. Ensure your overall structure is sound, repaired and ready for restoration on a more visible level.

Embrace the warmth of wood: There is nothing like the shine of old wood to give the feeling of timeless solidity and endurance. In old houses you often find it everywhere - the wooden floors and stairs and bannisters - shine these up with good repairs, stripping and polish. A sturdy, gleaming wooden staircase always gives an old house an impressive sense of dignity.

Repair and decorate with old things: If you need to repair the floor, try to find older floorboards where you can, rather than just inserting new pine or modern flooring which may clash with the surrounds. Retaining the old look and feel is important, and blending any updating must be done without appearing out of kilter. Older furniture is also key to creating a feeling of history and timeless elegance. Antiques are good, but this is sometimes an expensive route to go; obtaining some recently restored pieces of the period of the house creates a sense of the value of the era, and a feeling of establishment.

Advantages and Disadvantages

• The first advantage of an old house is that it may cost you less to purchase. Then you are free to engage in renovations in your own time, sometimes undertaking much of the work yourself if you enjoy handiwork. An old house can become a 'project' and end up being a work of art and loving care.   

• Old houses are often to be found in established areas - and often the older areas are the more sought-after. An old house has plenty of character. There will likely be woodwork, intricate details in the moldings and quirky light fixtures. Keeping what you can, restoring other parts, and renewing where appropriate can truly become a labour of love, adding layer by layer to an old dwelling and improving durability and value as you work.  

• Older houses are often more resilient than modern constructions. While you may have to update plumbing and electrical issues, the structure under foot usually remains sturdy, probably only needing a lick of paint or an update of fittings.

• Price. However, because an old house usually comes with good location and structure, the price can sometimes prove steep. Especially if you are looking at replacing the roof, or there is some need for foundation repair. Undertaking a professional inspection is vital if you want to know ahead of time what the envisioned renovations may cost.

• Repair costs. Old houses often come with old materials such as lead and asbestos. While they may have been in the house for decades, it's best to consider removing them - but this does come at considerable cost. So give that aspect some careful thought. In addition, old houses often present unexpected issues during renovations or upgrading. Be aware of this, and keep a budget ready for surprises.

• Research the life of your house. Find out the correct age of your house - there may be some regulations about renovating an old historic home. You will also glean information on the right materials to use, and what changes are possible. Get an idea of the type of climate the old house has weathered, and what would be a bad idea to change. Look into reference books to get an idea of what the original outlook of this type and age of house should be.

• The disaster of new. Gleaming contemporary finishes can look out of place. And today's new look may not last long, lacking the quality and durability of the original materials. Sometimes one sees the reasons the original builders used certain types of materials, and it makes sense to stay on track even when replacing old workmanship. Avoid make things look brand new, and don't go for replacing everything. Start getting up close and personal with details and work as much as possible with the original specifications.  

• Technology. Unfortunately you can't really do without this - but technology can prove a problem in old houses. Nevertheless, there are cunning ways to install high-tech devices out of view. Investigate options and avoid eye-sore clashes in the warm elegance of a period home.

The Leapfrog Property Group

Leapfrog Property Group offers a fresh and innovative approach to buying, selling, renting and property investments, ensuring the best property deals for clients across South Africa. Our agents are qualified, trained, experienced; our approach bold and spirited, driven by heart, generosity and honesty. It is our mission to advise, eliminate obstacles and save you unnecessary expense. Trust is our watchword. And value our motto. Armed with our combined credentials, we are the bright face of excellence in the South African market. 

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