Architect, Engineer, and Restoration Expert Jim DeStafano Shares his 17 Rules for Restoring your Old House

The old rules—and good ones to follow—are the ten principles laid out in the Secretary of the Interior’s Standards for Rehabilitation of historic properties. We recommend your review them and use them as a framework for all your decisions. (www.nps.gov/tps/standards/rehabilitation/rehab/stand.htm)

Author Jim DeStefano

But there are few more things you might want to know, and engineer and architect Jim DeStefano of DeStefano & Chamberlain, Inc., shared his list with the Preservation Alliance recently. These 18 rules, forged over time and tested by experience, reinforce basic principles and set realistic expectations that will help homeowners avoid costly mistakes.

Here's are Jim’s eighteen rules:

1. Hire the best professionals you can. Get three bids, but don’t necessarily choose the least expensive. Negotiate a fair price and check references.

2. Gut the interior plaster when you have to. If the plaster is failing, sometimes this is the best recourse. It makes it easier to see the structural problems and add electrical wiring and insulation. On the downside, new sheetrock is often difficult to install over historic framing.

3. Don’t try to live in the house while its being restored, particularly if you’re hiring contractors. Being there could make the job cost more and take longer, to say nothing of the toll on your marriage and family. Move out.

4. Replace the systems first—roof, heating, plumbing, electrical, septic. Do kitchen and cosmetic stuff last.

5. Remove everything that doesn’t look like an old house. Peel away inappropriate changes but don’t remove original features. If you do, label and save those old elements such as doors, windows, trim and light fixtures.

6. Avoid stuff that sticks to everything. Avoid spray-foam insulation and opt instead for cellulose that’s reversible and won’t permanently obliterate historic features such as attic beams or stone foundations.

7. Preserve original windows. Add tight-fitting storm windows. If replacement windows are absolutely needed, choose wooden ones and take care that the dimensions of the sash lites correspond to the time period when that size glass was available.

8. Structural distress is not charming, despite what a Realtor might say. It can indicate rotten sills, severed tie beams, or failing columns. These need to be fixed. Jack with extreme caution and do it slowly over a period of weeks. That said, having everything plumb, square and level in an old house isn’t realistic.

9. Bone dry basements are not realistic unless you want to take on the big job of excavating and sealing the outside of the foundation, and that costs a lot of money. Contrary to what some believe, sealing basement windows and vents is now recommended, along with using a dehumidifier to reduce moisture.

10. Crawl spaces are not for crawling into. And with their dirt floors, critters, and moisture condensation, they can be the most troubling area of an old house. If it’s hard to get to, remove the floorboards and work from above. Repair the foundation if needed, insulate the inside perimeter, put down a vapor barrier, and vent into the basement, not outside.

11. Cellarways (bulkheads) are also problematic: water and wildlife often get in here. If it can’t be tightened up and it’s not often used, consider simply removing it and eliminating problems altogether.

12. Fireplaces are just for looking at. While they may add a cozy ambiance, fireplaces are not an efficient source of heat.

13. Beware of hazardous materials. Use professionals to remediate asbestos or lead paint even if you think you can do it yourself. Use citrus-based paint strippers rather than the highly toxic chemical ones. Test for radon and vent or seal if present.

14. Stick with natural materials. This one is also on the Secretary of the Interiors list. Vinyl siding, Azek, and other synthetic materials don’t belong on a restored old house.

15. Most old homes are not energy efficient. An energy audit and retrofit will pay big dividends. Insulate as best you can, get a good HVAC system, put on good storm windows, but don’t expect to achieve modern standards. Old houses were never meant to be airtight.

16. Wide plank Eastern white pine is not a hardwood floor. As such, it will be susceptible to damage, and polyurethane won’t stick. Tung oil (up to six coats) is really the only practical finish.

17. You don’t have to live in a museum. It’s ok to have modern amenities. At the other end of the spectrum, be wary of decorators who want every old house to fit the modern farmhouse all-white aesthetic.

18. Be realistic about your schedule and budget. Your project may well cost twice what you initially estimated and take twice as long. Set priorities. Take it slowly if you have to.

Jim DiStefano is the author of “Antique New England Homes and Barns: History, Restoration and Reinterpretation,” available through Amazon