Kate Wagner, whose column McMansion Hell has resonated with so many design pros and lay folk, explores the best ways to undertake renovating older houses in her latest Curbed essay. Many of her observations are solid, but we’d contribute a few other considerations that tend to miss the radar of typical homebuyers: The presence of lead in paint and plumbing is a special hazard in any house that predates 1978; certain types of plastic plumbing from the late 1970s through the mid-1990s are problematic; and some exterior cladding materials were prone to moisture and mold problems.
Kate goes into some depth about whether today’s windows are of better quality and more efficient than older windows (she thinks not), but the real energy culprit on older houses tends to be the lack of proper insulation. And, overall, proper moisture management is the biggest lurking problem in older homes, from the foundation and basement, through the cladding, and all the way up to the roof. It’s great to preserve or recycle old growth woods and quality-made building products where possible, as she points out, but today’s building science is definitely an improvement over many of the old ways of building—when implemented by knowledgeable pros.
Window manufacturers have come a long way in building technology as well. Those old pretty windows have no thermal breaks to impede the travel of cold air into the house (and warm air out) and likely have little-to-no impact resistance either, should wind speed reach hurricane force. They relied on storm windows and real shutters for those heavy-lifting tasks. If they are true-divided lite and single pane, there are more efficient alternatives made today without a doubt. Further complicating the issue of window performance is the question of how well it was installed in the first place. There’s a reason why the ultra high-performance PassivHaus building standard begins with precision-built windows. For research-based information about assessing window replacement or repair decisions, see these guidelines from the U.S. Department of Energy. If replacement proves the best course of action, window manufacturers have many more options today than they had even just 10 years ago. They are investing in research and development again (after going dark on design innovation during the housing recession) and are introducing new products with better looks and better performance—notably with many more options now for modern renovations and new builds, but also more historically precise traditional units.
Salvaging materials in the house undergoing a renovation is a good green strategy. Kate mentions the resale market for such items, but there may also be tax benefits available if the items are carefully dismantled, inventoried, appraised, and donated, as remodeling writer Wendy Jordan explored in this Washington Post article. (A caveat, though, about how new tax codes may change that equation.)
Renovating is definitely more challenging, expensive, and time-consuming than the television makeover shows suggest. It entails a cost-benefit analysis for every major decision. And those benefits may prove more than just quantitative—they may have to do with the ineffable qualities of occupying and enjoying the renovated space. The best advice Kate gives in her article is that owners should live in the space for awhile, if possible, before they decide what changes to make. And when the time comes to make changes, we will inject our bias here and suggest the owners consult expert advise. Sometimes the best solutions to a more functional and felicitous house are more than skin deep.