San Francisco is home to iconic properties featuring Victorian architecture and the beauty of the old days. Tourists often visit the famous Victorian architecture of the painted ladies, which is also called “postcard row” in SF. Located on the eastern side of Alamo Square Park, it’s an iconic sight in San Francisco that has been featured in several stories and movies.
Why are there Victorian houses in San Francisco?
You will find Victorian houses in many older neighborhoods. The reason is that San Francisco was the first city to adopt that construction style. These homes are spacious and boast beautiful architecture and interior decor. It’s no surprise that many people fall in love with Victorian construction and want to spend lovely moments in that house. However, the construction is sometimes over 100 years old, and before signing the contract, you need to check a few things.
Research the Area and Construction
San Francisco is prone to natural disasters. We already discussed types of natural disasters in this article. One of the misconceptions is that an older property is more likely to have a weak structure. That’s not always true, as old homes are still standing because of solid construction, where some contractors would purposely overbuild their homes out of pride of ownership. However, the entire structure has faced wear & tear and will likely require repairs or even replacement over the years.
Repairing a damaged home in San Francisco is an expensive venture. According to one estimate, repairing the foundation can cost $18,500–$58,000. That’s a lot of money on the table right after making a down payment for the house. Before you make an offer, invite a property inspector and have him inspect the house. Depending on the inspection results, you might need to hire a structural engineer. The structural engineer will analyze the structure and guide you about:
● Sunken parts of the foundation need work
● Cracks on the retaining Wall
● Bracing Needed for Seismic Work
● Soil report
● Weakening Supports Walls
● And more
After that, you will need a building permit to undertake the recommended repair work.
Minor but Expensive Repairs are required in the Long-Run
One major issue with old construction is that it doesn’t match the building code. Old heating systems like steam boilers and inefficient plumbing can cause long-term worries for residents. Older homes might require specialized companies like Cornely Company, which has been around for 100 years, to work on your plumbing.
You will need to check the infrastructure of the home and make a note about the condition of essential systems (heating, electric wiring, plumbing, and air conditioning). It’s expensive to bring a property inspector with you to every old home you visit. So it’s best to work with an experienced real estate agent like myself who has remodeled homes and managed single family and multi-family homes in San Francisco.
Electric Rewiring of the Property
It’s generally recommended to rewire the entire structure if the house was built in the 1950s. Poor wiring, especially aluminum wiring, can lead to fire, so it makes sense to pay careful attention to this area. Some insurance companies require a home to be rewired from the knot and tub to the current Romex cable, which can easily cost a minimum of $10,000. Rewiring a home can get expensive, depending on certain factors. You will want to check the cost and scope of the work before investing in an old home. For example:
What is the construction style? Plaster walls require more time, labor, and patience for rewiring compared to dry walls. Your contractor will need to make a hole to run the wires, then patch and repair the walls, and finally paint the wall to complete the job.
How much does it cost to rewire an old house in San Francisco?
Generally, you can estimate to spend $4–$8 per square foot, which only includes the rewiring and not the repair and painting. Your money will be spent on a few things.
- Are you frustrated by the lack of electric outlets and switches in your house? When rewiring, you can add as many as you want. A new outlet or switch can add $100–$185, but it comes with a higher cost.
- You will need to obtain an electric wiring permit and an inspection before you can get the job done. Your licensed contractor will get it on your behalf and schedule the inspections.
- Ask your contractor to give you a breakdown of the service so you can see which item costs what.
How Has Modern Construction Changed Over the Years?
Modern homes use better insulation and infrastructure. One thing to consider here is the time when you decide to sell your home. Selling an old home can become a challenge later on. You might have to renovate the house completely before putting it up for sale to get the average sale price in your area
However, there can be a twist in the story. Old homes tend to have better amenities, and central city life revolves around those communities. Sometimes you’re buying a house near a respected university like the University of California, San Francisco, which is known for its Dentistry, Medicine, Nursing, and Pharmacy program. That is not going to become outdated in the next few decades. So you can still expect demand for your house at the time of sale.
How is the plumbing structure?
Many homeowners struggle with water damage problems. Mold, leaking faucets, smelly indoors, and clogged pipes—all these problems can be the result of a faulty or outdated plumbing structure. If the structure is 60–70 years old, you can expect the essential systems to reach their limit, especially the main line of the house, which in the past was made with galvanized steel instead of copper. Sometimes the pipes can be repaired, but more often than not, they have to be replaced.
In the oldest houses standing today, you will notice lead pipes. It’s uncommon, as many homes have been updated at some point, and the use of lead was banned in 1978. If not lead, you will often see galvanized steel pipes. And you can recognize them instantly. Galvanized steel pipes corrode and don’t provide the desired stability. Regular wear and tear can lead to plumbing damage, no matter what. Thankfully, spotting water damage is easy, and you can judge whether the plumbing will require repairs or not. Look for:
● Running water meter
● Wet floor
● Mold on the walls
● Discolored pipes (Green on Copper)
● Limescale build up (White Sediment)
● Pipe bellies: This issue happens when the foundation of a house shifts and the pipes also shift in a downward direction, creating pipe bellies that collect water and contaminants. You might want to get a sewer line camera inspection before considering an old home for purchase.
Insulation in Old Properties in San Francisco
Living in an old house can get uncomfortable at times, especially during hot and cold seasons. You can run your AC or heating, but the bill will go up quickly without providing an appropriate temperature. Maybe you can bear the temperature. Even in that scenario, people complain about how quickly the noise travels from the streets to their beds. Windows, doors, and the insulation of the house will play a crucial part in your day-to-day life. Talk to an expert real estate agent in San Francisco to understand common problems with old homes and learn how to avoid them.
Old Roofs Requiring Replacement in San Francisco
It’s a common issue. Old houses can require complete roof replacement or frequent repairs, depending on the weather. Most roofs are good for 30–50 years, so all kinds of structures require replacement at some point. Generally, you can expect to spend $5,500-$11,631 on roof replacement in San Francisco.
Benefits of Investing in an Older Property
There are also pros to buying an older house in San Francisco. For example, you get to live near the city center, as most old homes are constructed in busy places. You can find shopping facilities within walking distance. Generally speaking, older homes cost less in San Francisco. Compare the price to a modern home with similar square footage and amenities. It will come with a high price tag. You might need to renovate the place, but you will love the house.
Talk to an expert realtor in San Francisco if you have fallen in love with a Victorian structure and would love to call it home. I am Haley Zhao, your agent in San Francisco. Contact me today for all things related to real estate in San Francisco, CA.
