Victorian, Edwardian and Craftsman homes are a big part of what makes San Francisco, Oakland, Berkeley and central Sacramento special. Remodeling them is rewarding, but they hide more than newer houses, and planning for that keeps budgets honest.
What We Commonly Find
- Knob-and-tube or ungrounded wiring
- Galvanised steel water pipes, corroded inside
- Cast-iron drains near the end of their life
- Little or no insulation
- Framing cut or altered by previous owners
- Lead paint on trim, windows and doors
Plan Before You Price
Much of this can be anticipated. Looking in the attic and crawl space, at the electrical panel and at the pipes where they are visible lets a contractor price the likely upgrades up front instead of discovering them as change orders.
Keep What Is Worth Keeping
Old-growth fir floors, original mouldings, plaster walls and solid doors are often better than anything you can buy new. Good remodeling preserves them and upgrades what is hidden.
Lead-Safe Work
Homes built before 1978 commonly contain lead paint. Federal rules require lead-safe practices when painted surfaces are disturbed, and they protect your family during the work.
Permits and Historic Districts
Some neighbourhoods have historic or design review for exterior changes. Ask early, because it affects the schedule.
See how we approach older houses on our general construction page.
Upgrades Worth Doing While Walls Are Open
- Replacing old wiring with grounded circuits
- Replacing galvanised supply pipes
- Adding insulation to exterior walls and ceilings
- Adding blocking for shelves, TVs and grab bars
- Seismic strengthening if the house has a crawl space
These cost far less during a remodel than later, when finished walls would have to be opened again.
Respecting the Character
Matching mouldings, keeping original doors and hardware, choosing period-appropriate tile and fixtures, and refinishing rather than replacing old floors keep an older home feeling like itself. Modern systems can sit behind traditional finishes without changing the look.
Budgeting for Older Homes
Older homes benefit from a larger contingency, typically higher than for newer homes, because of hidden conditions. Investigating attic, crawl space and electrical panel before pricing reduces surprises.
IronNest has branches in San Francisco and Sacramento, so a project manager is never far from your job. Book a free site visit and we will walk the space with you.
Common Questions
Should I replace knob-and-tube wiring?
In most cases, yes, especially in rooms being remodeled. It lacks a ground, was not designed for modern loads, and many insurers ask about it.
Can original plaster walls be kept?
Often, yes. Cracks can be repaired and loose plaster reattached. Where large areas have failed, drywall with a skim coat can match the surrounding plaster.
Is lead paint dangerous if it is not peeling?
Intact lead paint is less hazardous, but sanding, scraping or demolition creates dust. That is why lead-safe practices are required when painted surfaces in older homes are disturbed.
