Old Beauty, New Look

 A year or so ago I showed this grand old gal on Mt. Tabor.  As sometimes happens, she had been bought by folks with big plans, whose plans changed.  Shelled out, the house was down to the studs in most rooms, with an aging foundation and quirky floor plan.

But sitting back on an over sized lot, looking west toward the city, you know this house wasn't done living.  In time, it was bought and major work commenced:

Wow!  I showed the restored version this last week.  The builder had a good sense of what to salvage and what to bring in new. They kept the lines of the original house, and built out a few missing pieces.  The floor plan is very comfortable, with gracious spaces including a roomy finished basement and third floor, in addition to the three bedrooms and two baths on the second floor.  The classic kitchen is a cooks dream and I loved the huge outdoor room off the back and brick fire pit in back.

We are seeing lots of infill houses, newly built these days. And there is something about a new house; that smell and the modern floor plan.  I should know, I live in one.  We are also seeing a few rare beauties restored.  They have a certain grace and style the new houses just don't.  Builders, with care, can communicate the soul of an old house while delivering the ease, convenience and energy efficiency of a new house.

You can see the listing for the restored house here. And remember, I'd be glad to show you this, or any other old beauties in which you might be interested.

Fine Homebuilding's Remodeling Blunders (to avoid)

Sometimes Fine Homebuilding magazine is a bit too lofty for me.  We can't all afford the perfect setting, materials, timeline and all.  But every once in awhile I do find a feature, building material or approach that resonates.  Mind you, the majority of my 22 year real estate career has been selling old houses in Portland's close-in neighborhoods.  There are countless atrocities once can bestow on old houses.  I have seen many of them. 

The November 2011 issue of Fine Homebuilding cover article is, " 12 Restoration Blunders, Don't let poor planning and unrealistic expectations destroy a great old house".  

#1 Proceeding without a plan.  Now Fine Homebuilding may expect quite the elaborate plan, and maybe you can't quite afford that.  But do plan.

#2. Don't expect to flip.  Enough said.  Just don't.

#3. Assuming an unrealistic budget.  Yes, we all know remodel budgets and timelines expand exponentially.  Plan for that.

#4 Failing to coordinate your team.  We have found the intersection between trades one of the more challenging tasks of remodel work.  There is both timing to coordinate, order of projects and what I call "the edges".  While you do want to put  together your own team, contractors who often work together can alleviate a lot of unnecessary hassle and delay.

#5 Mishandling Environmental Hazards.  Asbestos, lead based paint, heating oil, freon etc.  With good reason, these hazards are regulated and have stipulated methods for remediation.  Follow the guidelines.   No excuses.

#6 Leaving it leaky.  This is about air intrusion and energy efficiency.  Great strides have been made in tightening up old drafty houses.  Seal attics and crawl spaces, consider a blower door test to find elusive leaks and insulate, insulate, insulate.

#7 Installing new windows.  Fine Homebuilding says to forget the spendy window replacements, we don't lose that much energy through windows anyway.  I beg to differ.  Window replacements aren't just about energy loss.  New windows can alleviate some of the more hazardous lead based paint, provide sound attenuation (from a gal who lives on a busy street).  And new windows that open and close more smoothly certainly provide a quality of life improvement.

#8 Replacing rather than repairing.   I agree.  From a conservation standpoint, why dispose and buy new when you don't have to.  Hardware, moulding and trim, old growth lumber; these things are what give an old home the class and patina we like.  So when you can, avoid gutting and stripping.

#9 Ignoring historic tax credits.  You don't hear much about these, and for smaller projects the administration hassle may over shadow the benefit.  Check out this link for more information.

#10 Forgetting to document.  Pictures are invaluable, as are accurate plans...not how you planned to build it, but how it ended up.  This kind of information is especially valuable with regard to what is behind the walls and where it is.

#11 Ignoring an old home's assets.  I think this could be #1.   Take a good hard look at the assets of that old house before you start planning the job.  What do you have to work with?  Are there some hidden assets?

#12 Blowing the chance to leave behind a better house.  Be sure what you put in is quality.  We all know building materials won't last forever, but using stuff and practices to lengthen the life will make a huge difference.

While you are thinking about all there is to consider when planning a house project, keep these twelve more things in mind.  If you have questions about what features sell in Portland's market, feel free to contact me for a bit of advice.  Happy remodeling!