THINGS TO CONSIDER WHEN BUYING AN OLDER HOME

Are you considering buying an old home in Victoria, BC? Read on to discover what to look for when considering purchasing a heritage home.

Inspecting and older home and the major components of an older home is a different ballgame than newer builds. These homes are from bygone eras that came with different building codes. Some have been standing for over 100 years!

Throughout the years, most of these homes have had many different owners and stages of updates/renovations.

ITEMS TO CONSIDER

• Heritage status

• Insurance

• Foundation type

• Wiring

• Sump pump

• General Maintenance

• Previous renovations

• Old windows

• Asbestos

• Vermiculite

• Lack of insulation

• Termites

• Protected architecture

• Room sizes and layouts

• Furnaces vs boiler systems

• Old vs new construction

• Home inspection

Heritage status

Some but not all of the heritage homes in Victoria have a Heritage Designation. This means that you will not be able to renovate the home to your own specific tastes unless it is in line with the rules of the properties under this designation. In many ways this is good protection for the homes that have helped shape Greater Victoria over the years. So first of all, you want to verify if your home is in the Register of Heritage Homes.

Wiring

Some of the first wiring in Victoria homes was Knob and Tube wiring. In addition to the safety issues that come with this type of wiring, most insurance companies will not touch a property that still actively uses knob and tube wiring. You may receive a grace period by an insurance company to have to old wiring removed and updated, but do verify this prior to purchase.

Additionally, many homes from the 1960’s - late 1970’s were wired with aluminum wiring. At the time, this was more economical than copper wiring but is no longer up to code due to fire safety issues. Many homes in the Greater Victoria area have aluminum wiring but are typically updated when the property is sold. Aluminum wiring can be updated by pigtailing the ends with copper wire.

Insurance

Verifying insurance prior to purchasing a heritage home is paramount because there may be issues that the company needs rectified such as plumbing, electrical systems and aging components. You will also want to discover the insurance costs prior to committing to a purchase.

Some homes can cost a great deal more than others to insure. Others may not be able to obtain any insurance at all. Know what you’re getting into before signing on the dotted line.

Renovations

When a property has been around for many decades, you’re likely inheriting decades of renovations and upgrades done by previous owners. Many older renovations were done without permits and/or diy’d by the owners.

This is not to say that all renovations completed were bad, but it is important to get as much information as you can on the history of work done. Namely, you’ll want to verify if work was done with permits. The permits can be pulled with the help of your REALTOR® from the city/municipal records.

Foundation

Some heritage homes age like a fine wine. In the basement you’ll occasionally find the poured slab foundation in great condition with few cracks. In other cases the foundation will have many large cracks, efflorescence and moisture issues.

In other rare cases there are properties that have foundations made of brick and stone which is very different from the typical poured concrete slab foundations. Be sure to have a though inspection and take note of any items to deal with water ingress such as sump pumps. They’re not always a bad thing, but it’s important to know their use in the home.

Exterior Condition

Is the siding still original wood shingle? Does it have soffits and updated gutters? Some homes in Victoria, BC are still incredibly original and do not have these items which are considered standard in most homes across Vancouver Island.

Be sure to consider whether you will have to pay to repaint the wood siding and any ornate details (this will be more expensive than painting a normal home). Is there stucco? Does it need patching or replacing?

Do you need to add gutters to the home? All these things add up, so do investigate what upgrades and maintenance need to be done.

Old Windows

While most properties today have vinyl windows, there are still remnants from the decades past. In the 70’s and 80’s builds you’ll still find many homes with their original aluminum frame windows (some even single panel). Another thing to check with these is whether moisture has gotten in through a broken seal which will cause inner pane fog.

Many older to mid-century homes feature wooden frame windows. Surprisingly, these windows can be in very good condition and aesthetically pleasing to leave in for an authentic heritage look.

When you go even farther back, you may see lead framed windows with the original warps from manufacturing. Either way, know what you’re dealing with and if you intend on living with it or upgrading to vinyl.

Asbestos & Vermiculite

Is asbestos safe? The word “asbestos” typically scares people buying an old house. The most important thing to know is that if left undisturbed it is typically considered safe. When demolishing a wall or altering other items in the home, it is important to have the item tested first. If asbestos is found, you’ll want to hire a professional remediation company to remove it safely. They will also provide you a certificate to prove the removal.

You can find asbestos in vents, plaster, to wrap pipes, ceiling tiles, flooring, exterior siding and even accidentally in some vermiculite insulation.

Lack of insulation

Older homes tend to be more drafty than newer builds. You may find heating older homes more expensive. You can obtain an energy evaluation to discern where the majority of energy loss is occurring in the home.

The nice thing about the older homes is that they were not built as “tight” as modern homes. This allows the house to “breath” which prevents moisture issues that tend to pop up.

Termites

They can cause structural damage or re-sale problems down the road. Talk to your municipality to get an idea if termites (or carpenter ants!) are in the area.

Room sizes and layouts of old homes

Many older homes have smaller rooms and a more segregated floor plan. In some cases people leave these as is, but most people want to adopt a more open floor plan. If you intend to knock out walls to open up a room, be sure to check with a contractor to find out which walls are load bearing. Additionally, ensure that the home is not heritage designated as this will cause hiccups in your plans.

Furnace vs boiler systems

Which is better, a furnace or boiler? In this blog post, we point out things to consider with each of these systems.

Drom efficiencies to benefits and limitations. As an example: old radiators get hot, something that may be dangerous for children.

Chimney

Make sure any wood-burning fireplaces and chimneys are checked during the inspection. During heavy storms, you may get a nasty surprise if the chimney and flashings haven’t been updated.

While all of these considerations exist, heritage homes remain a well-loved staple on Vancouver Island (for good reason!). Complete a strong due diligence routine and know what you’re getting into up front.