Renovating an older home: what to check before you open walls

Why a house's age changes the plan

Federal rules banned the sale of lead-based paint for homes in 1978, and EPA estimates that about three-quarters of U.S. homes built before then still contain some lead-based paint. Older houses may also have asbestos-containing materials, wiring and pipes near the end of their service life, and decades of earlier repairs no one documented.

None of this means an older house is a bad candidate for renovation. It means testing and inspection belong at the start of the project, not halfway through demolition.

Lead-based paint

You can't tell lead paint by its color or age alone. It's a concern when paint is disturbed or deteriorating: sanding, scraping, cutting into walls, replacing windows and doors, and demolition can all create lead dust.

• Federal rule: EPA's Renovation, Repair and Painting (RRP) Rule covers homes built before 1978. Anyone paid to do work that disturbs paint in those homes must be certified in lead-safe work practices, and firms must use certified renovators who follow specific work practices.
• Homeowners: EPA says homeowners working on their own homes generally aren't covered by the rule, but that is not the same as being safe. If the house is pre-1978, have the paint assessed before you disturb it.
• NYC rentals: if part of the house is rented, NYC Local Law 1 of 2004, administered by HPD, sets lead-paint duties for owners of some tenant-occupied units, including units in one- and two-family houses built before 1960. See living at home during a renovation for the details.
• What to ask a contractor: their EPA lead-safe firm certification, how the work area will be contained, and how cleanup will be done and checked.

Asbestos

EPA says you can't tell whether a material contains asbestos by looking at it. If you plan to remodel, EPA suggests having materials that may be disturbed inspected by a trained and accredited professional, and it does not recommend taking samples yourself. Material in good condition that won't be disturbed is generally should be left alone.

In older houses, materials that are often checked include pipe and boiler insulation, some older vinyl floor tiles and their adhesive, some textured ceilings and wall compounds, and some older roofing and siding. Only lab analysis of a professionally taken sample can confirm what a material is.

• New York City: before DOB issues permits for alteration work, a DEP Certified Asbestos Investigator determines whether the work is an asbestos project. If it isn't, an ACP-5 form is filed with DEP; if it is, the project is filed with DEP and abated, and DEP completion paperwork goes to DOB. Buildings constructed after April 1, 1987 are exempt from that certification step, but known asbestos-containing material that will be disturbed must still be abated.
• Elsewhere in New York State, including Suffolk: the NYS Department of Labor's Industrial Code Rule 56 (12 NYCRR Part 56) sets asbestos survey and abatement requirements and uses DOL-licensed asbestos contractors. How it applies to a specific house, including any exemption, is a question for a licensed asbestos contractor or the DOL Asbestos Control Bureau.
• Federal note: EPA says federal law doesn't require accreditation for workers in detached single-family homes, but some states and localities do, and EPA recommends making sure anyone doing the work is trained and accredited.

Old wiring

Many older houses have wiring that was installed for far smaller electrical loads than a modern kitchen or bath. Things an electrician may point out include knob-and-tube wiring (separate wires on ceramic insulators), cloth-insulated cable, two-prong ungrounded outlets, fuse panels, and circuits that were extended by previous owners without permits.

• Have a licensed electrician evaluate the panel and wiring before you finalize a kitchen, bath or whole-floor scope. New appliances and lighting can change what the service needs to carry.
• Opening walls is the cheapest time to replace wiring in those walls. Decide before demolition, not after the drywall goes up.
• In NYC, electrical work requires its own electrical permit filed by an NYC licensed electrical contractor. In Suffolk, ask your town or village building department what electrical inspection it requires.

Galvanized and cast-iron plumbing

Galvanized steel water lines were common in older houses. Over time they can corrode from the inside, which may show up as low pressure, rust-colored water or leaks at joints. Cast-iron drain and vent pipes can last a long time, but older sections may crack, rust through or develop scale that slows drainage.

• Have a licensed plumber assess supply and drain lines in the rooms you're renovating, and ideally the lines feeding them.
• A camera inspection of the main drain can show its condition before you commit to new finishes over it.
• In NYC, plumbing work beyond limited categories must be performed by a Licensed Master Plumber.
• Don't assume new fixtures will fix pressure or drainage problems; the cause is often in the pipes behind them.

Hidden structural issues

Walls and floors in an older house often carry the marks of earlier work: joists notched for old pipes, a wall removed decades ago with no beam added, rotted sills near old leaks, or settlement that shows up as sloping floors and sticking doors. These are often found only once finishes come off.

• Signs worth a professional look: noticeably sloping or bouncy floors, cracks that reopen after patching, doors that won't stay square, and water staining at the base of walls.
• Whether a wall is load-bearing, and how to repair damaged framing, is a question for a registered design professional such as an architect or structural engineer. In NYC, work beyond DOB's exempt categories needs one to submit plans before a permit.
• Structural repair, additions and foundation work are outside the planned MMA Construction & Remodeling scope. If an assessment finds structural problems, that work should be designed by an engineer and done by a contractor qualified for it, before finish work starts.

A sensible order for an older-home project

1. Gather what you know: the year built, any past permits, and what previous owners changed.
2. Have suspect paint and materials assessed by qualified, certified professionals before demolition.
3. Have a licensed electrician and a licensed plumber evaluate the systems the project will touch.
4. Bring in an architect or engineer if walls will move or you see structural warning signs.
5. Set a contingency in your budget for what's found once walls are open, and agree in writing how surprises will be priced. See how to compare remodeling estimates.
6. Confirm permits with NYC DOB or your Suffolk town or village building department. See renovation permits in NYC vs. Suffolk.
7. Only then lock in layout and finishes.