I am considering buying an older house in a historic neighborhood. What are some things I should do before making an offer?
"Many people are drawn to the character, materials and architectural details inherent in older homes and neighborhoods," says Brian Driscoll, technical assistance coordinator with the Arkansas Historic Preservation Program in Little Rock. "Some of the things a potential buyer of a historic home should look for are the same things that should be considered before buying any home," he says. "For example, they will want to make sure that there are no structural deficiencies, water infiltration problems or hazardous conditions."
Other things to examine are whether there is evidence of excessive foundation settlement or movement and whether the roof, wall and floor framing are sagging or bowing. While some settlement is to be expected in older houses, especially given the soil types found in parts of Arkansas, excessive movement may be a symptom of a more serious problem, he says.
"Hiring an independent house inspector to conduct a thorough evaluation of the structure is a good place to start," he says, adding, "If the underlying structure is sound you're off to a good start."
In older houses, it is also likely that some alterations were made in the past, he says. Utility or mechanical systems may have been upgraded or augmented and additions may have been built or porches enclosed. These alterations were usually made to incorporate new technologies and adapt to changing design trends, Driscoll says.
"An example is the removal of walls or the enlarging of openings between rooms to create the open floor plan so popular today," he says. Potential buyers will want to make sure that any changes made to the original structure have not compromised its structural integrity.
"I have seen floor joists and other structural framing members cut away to make room for new plumbing or air ducts," he warns. He advises buyers to try to determine if alterations were
made by a licensed contractor or were designed by an architect or structural engineer and stresses that an inspection is recommended.
Because historic houses have been around longer, potential buyers will find that the condition will vary widely, Driscoll says.
"Some may have been lovingly maintained over many generations and will not require much attention while others may have been neglected and will require upgrades and improvements to make them stable, safe and comfortable."
He says it is up to each buyer to decide how much to invest in making improvements and repairs. The reward will rest in having a living space with materials, architectural details and character that would be difficult, if not impossible, to replicate in a new house, Driscoll adds.
"Buyers should understand that purchasing a home in a designated historic district does not automatically mean that there will be restrictions on what they can do with the property," he explains, adding that a listing in the National Register of Historic Places is mainly an honorary designation and does not impose any requirements on the property owner.
If the property is listed on the National Register, the owners may be eligible for financial incentives in the form of state historic preservation tax credits, depending on the amount they plan to invest in repairs and renovation work.
"Buyers can check with the Arkansas Historic Preservation Program to determine if the property is within a locally ordinanced historic district, has had a conservation easement donated by a previous owner or is listed on the National Register," Driscoll says.
-- Linda S. Haymes
Do you have a decorating or remodeling question? We'll get you an answer from an authority. Send your question to Linda S. Haymes, Arkansas Democrat-Gazette, P.O. Box 2221, Little Rock, Ark., 72203 or email:
lhaymes@arkansasonline.com
HomeStyle on 06/20/2015