Possible purchase: 200 year old house
I’m thinking about purchasing a 200+ year old home and this being my 1st home purchase I’m a little hesitant.
After the 1st walkthrough I noticed that the roof was built with planks which are supported by a couple horizontal beams (rough tree trunk), the exposed side is covered with traditional shingles. The attic is unfinished and is a good size with windows on each end. There are no rafters.
If we were to purchase I would finish off the attic for an extra bedroom and either put in a skylight or dormer. Given the current structure I’m I opening up a pandora’s box…? Is it possible to work with what is there or would it be easier to put in a new roof and frame in what I want then?
The other big question that I have is if the rest of the house is built this way or is this only confined to the attic…? Is there an easy way to check? The current owners do not know and there are no exposed walls to peak into.
Thanks!
Mike
Replies
I suggest that you hire an architect experienced in older house construction, at least to consult with before your purchase. Most people purchasing an 18th century house have a sense of what they are getting into - take some time and find out if this is your first purchase. Removing all kinds of original material is usually not a good idea. 'Bark on' framing is often infested with anobiid beetles, so you have to consider whether or not some framing might require treatment. A pest inspection is essential. More info needed on the roof system - how far do the planks span between purlins (your 'horizontal' beams)? How thick? Is there obvious deflection or a 'swaybacked' appearance?
T. Jeffery Clarke
Jeff is correct - if you are not familiar with old homes, then you had better get some assistance. You didn't describe the type of construction - frame, masonry - what type? My house was built in the 1700's and the attic in my house is similar to what you describe. I did have a scuttle to the rood which I replaced with a skylight which falls in the bathroom - middle of the house. But there are many things you need to look for - and if you are not used to working with older homes, it can give you a fit. I'd take an old hose anytime over a new one but I do know what to look for. You didn't say anything about the foundation/existence of a basement - how does that look?
We have a few old hosers around here ....T. Jeffery Clarke
Quidvis Recte Factum Quamvis Humile Praeclarum
I prefer to buy my hoses new, more flexible, last longer too.
What a unique opertuneity. Sure you could play it safe and buy some cookie cutter house that may or may not be better, but it won't have the charcter of the old house.
Look into your soul, do you really believe that you can deal with this? if you believe then you will. if you are looking for a reason not to buy then don't . There are no good deals/ bad deals there are only deals that you can live with and flourish or deals that will eat you alive.
Is your charcter one where you look for challeges or do you avoid it. Did you ever fix up an old car? were you proud of it? or ashamed of it? Did you learn enough to do better the next time? or did you sell it to cut your losses. there's your answer.
Nicely put, frenchy. In restoring/rehabilitating an old house, issues will be encountered where knowing the right thing to do is important, and avoiding the equally-effective, cheaper and inappropriate measures is paramount. It is the energy, mindset, knowledge (and wallet) to take the right approach.
Mike - there is a very good book for old house newbies called The Old House Journal Guide to Restoration edited by Patricia Poore. You might want to check it out in advance of your purchase - it details a lot of the issues with respect to repair, restoration, rehabilitation and additions that you may be facing. You might want to get ahold of it and see if it appeals to your sense of approach.T. Jeffery Clarke
Quidvis Recte Factum Quamvis Humile Praeclarum
Check out the local government environment. What does the local building department require when you put more than x many dollars into work on a building this old? Is there any sort of historic district that may forbid making some kinds of changes? Do they sometimes forbid the same things that the building department requires? Look for other houses the same age in the neighborhood, and ask the owners for advice.
-- J.S.
There was a house here in Cold spring HArbor, LI , NY ...in my town that I really wanted to buy on two acres...45 minutes or so from MAnhatten is where I'm located. the house was 320 years old. I put my house that I rebuilt as an investment on the market a bit too soon as it was only 97% finished and when yours asking over a mil its gotta be 101% finished so...someone bought the house I wanted before I sold mine..wahhhhhh. Anyway..this 320 year old house had many many offers and fell through more then 1/2 a dozen times or more after engineers went in for the potential buyers. When the potential buyers found out what needed to be done they scadadled way fast/ As for me.a 27 year seasoned renovation builder it was heaven sent...I needed no engineers reports...just needed to sell my crib fast....oh well....ya better get some pro advice before you get involved if youre not a REAL renovations guy. Some beauties can cause you some serious misery if you dont have the expertise........unless you have money.
BE Well
Namaste
Andy