Planning a Remodel in an Older Roswell Home

A remodel in an older Roswell home is a different project from the same remodel in a newer house. The houses around the historic square, along Canton Street and on the older streets near the river have real character: solid wood floors, plaster walls, deep trim and porches that face the street. They also carry the history of every owner who repaired, extended or rewired them. Planning well means expecting some of that history behind the walls and building it into the schedule and the price from the start.

Expect the walls to hold surprises

In a newer house, opening a wall usually shows what the plans said would be there. In an older house it often shows several eras at once: original plumbing joined to newer pipe, wiring added in stages, a beam someone cut for a duct, or a patch over old water damage. None of that is a reason not to remodel, but it is a reason to plan for it.

Before we price the work, we look into the walls where we can: through the crawl space or the basement, the attic, the electrical panel and any access panels. If a section matters to the price, we open a small part of it with your agreement. The estimate then shows what we found and what we expect, and it says how anything new will be handled: with photos, a written change order and your signature before the work goes ahead.

Lead paint and older finishes

Many older homes have lead paint under newer coats. Sanding, scraping or cutting through it releases dust that is harmful, especially to young children and pregnant women. Before we disturb painted surfaces, we test them. If lead is found, the crew follows lead-safe work practices: the work area is sealed, surfaces are misted rather than dry-sanded, the dust is collected with special vacuums and the area is cleaned and checked before it opens back up. Firms that disturb paint in older homes should be certified for this work, and you should ask to see the certificate before work starts.

Plumbing and wiring that has been added to

Older plumbing may include pipe that corrodes from the inside, slowing the water and eventually leaking. Older wiring may include circuits without a ground, splices hidden in walls without a box, or a panel that has no room for a modern kitchen. When the walls are open for a remodel, it is the cheapest time to update both, because the cost of opening and closing the walls is already paid. We tell you what is near the end of its life and what can stay, and we price the updates on their own lines.

Floors, framing and the crawl space

Older houses often sit on a crawl space rather than a slab, and many have floors that have settled over the years. A kitchen or a bathroom with a heavy tile floor, a stone counter or a large tub needs a floor that is level and stiff enough. We check the framing from below, look for rot or termite damage near plumbing and exterior walls, and add support where it is needed before the new room goes in. Moisture in the crawl space also matters: Georgia summers are humid, and a damp crawl space can cause mold and soft floors.

The historic district review

Roswell’s historic district protects the look of its streets. Interior remodels follow the city’s normal permit process. Changes to the outside of the house, such as an addition, new windows, new siding or a rebuilt porch, also go to the city’s historic preservation review. The review looks at whether the change suits the house and the street, and it meets on a set calendar. We prepare drawings and material choices that fit the house, submit them and build the review dates into the schedule, so the build does not stall waiting for a meeting.

Keeping the character you love

The best older-home remodels keep what makes the house special and fix what does not work. We save and reuse trim and doors where we can, match new trim to the old profiles, patch plaster rather than replacing whole walls when the rest is sound, and blend new flooring into old where rooms meet. In a kitchen or a bathroom, that might mean modern cabinets and fixtures with trim and windows that look like they have always been there.

Living through the work

Older streets near the square are often narrow, with little parking. We agree where the crew parks and where the dumpster goes before the job starts, tell the neighbors when a large delivery is coming, and keep your drive clear. Inside, the work area is sealed off, floors are covered and the crew cleans up at the end of each day. If lead-safe practices are needed, the sealed area stays closed to the family until it has been cleaned and checked.

A planning checklist

1. Test painted surfaces before any demolition.
2. Check the plumbing, the wiring and the panel, and decide what to update while the walls are open.
3. Look at the floor framing and the crawl space for settling, rot and moisture.
4. Find out whether any outside changes need the historic preservation review.
5. Set aside a contingency for what the walls may hide, and agree how changes are handled in writing.
6. Plan parking, deliveries and which rooms you can live in during each stage.

If you own an older home in Roswell and are thinking about a kitchen, a bathroom or a larger renovation, read what we see on our Roswell area page and book a free visit. We will walk the house with you, look behind the walls where we can and give you a written plan and price. Our whole-home renovation page explains how a larger project is phased.

Questions about this guide

• Does every older house have lead paint?

  Not every one, but many older homes have lead paint under newer coats. The only way to know is to test. We test painted surfaces before we disturb them, and if lead is found the crew follows lead-safe work practices.

• Do I need approval to change the inside of a house in the historic district?

  Interior work follows the city's normal permit process. The historic preservation review looks at changes to the outside of the house, such as additions, windows, siding and porches. We tell you which parts of your project need it.

• Should we update the plumbing and wiring even if they work?

  If the walls are open anyway, it is often the cheapest time to do it. We check what is there, tell you what is near the end of its life and price the update on its own line, so you decide with the facts in front of you.