Real Estate ? Building San Antonio: Like the looks of that older - Blogs

Looking at an older home in the inner city can bring mixed emotions. There is the exhilaration of finding that unique house with good bones, character and detail that distinguishes it from other houses. It has charm and the potential to be the home in which you see yourself living for a long time. In your mind it?s a ?fixer-upper? and just needs a little paint.

On the other hand, while you totally see the charm, you cannot envision the potential. You are skeptical. That porch where the swing should go has a rotted floor. Those character-defining features that everyone talks about, the ones that caught your eye to begin with, have paint that is peeling or are missing altogether. You cannot imagine your life for a minute without central heat and air conditioning. What do you mean it only has one bath?

In whichever camp you see yourself; the key to success is having a plan. But where do you begin? As tempting as it may be, that fresh coat of paint is not the most important thing to be done.

First, make sure there is no life-threatening issue to be addressed, such as electrical problems. Then think bottom, top, and middle.

Bottom: Start with an evaluation of the foundation and make any repairs there before you move up in the building. Repairing the foundation is probably going to cause the house to shift (back where it should be located) and then cracks may appear in the wall finishes. There could be enough movement to cause new leaks at the roof and any chimneys or flashing.

Top: With the foundation in good condition, the roof is the next area of concern. Make sure that any leaks that you knew about, or any new ones caused by the foundation repairs, are repaired and the house is now watertight. As part of the roof, don?t forget the gutters. If the house has them, make sure they drain away from the foundation.

Middle: Now you can think about the fun stuff on both the inside and outside of your house. Any interior finishes or changes can take place without threat of damage. Don?t remove walls without consulting an engineer or a good framer who knows how to transfer the loads for your new openings. You can repair that porch, paint the walls and trim, refinish those floors you fell in love with and even install that swing.

Can?t afford all of the changes for the house right away? Plan for any future additions before you get too far into your project. Yes, you can have that second bathroom, or bigger kitchen, or even a master suite. The mistake you do not want to make is to ?undo? something in the future because you didn?t think it through initially.

Have a master plan, which outlines both your ultimate design, and any necessary phases to fit your budget. Be willing and ready to get help. There are many qualified professionals, architects and contractors, who know what to do and can make the best use of your money.

All the energy, frustration and hard work are well worth the final result: a great house with unique features that reflects you. Now enjoy that new old house.

Sue Ann Pemberton is president of Mainstreet Architects Inc. and a senior lecturer in the College of Architecture at the University of Texas at San Antonio.

mike leach billy graham scion fr s elf on a shelf elf on a shelf carrier iq carrier iq