Your guide to buying a historic home

Key takeaways

• A house may be historical because of its age, but only homes with recognized significance qualify as historic, which can trigger state or local preservation rules.
• Historic homes can hold value — but costs are higher. These properties often retain or increase value due to their uniqueness, but renovations, repairs and code upgrades typically take more time and money than with modern homes.
• Inspections matter more with older homes. Buyers should closely evaluate foundations, roofs, wiring, plumbing and potential hazards like lead, asbestos and radon, ideally using inspectors who specialize in older properties.

Old houses come with unique challenges. They can be difficult, time-consuming and expensive to maintain. For some buyers, however, the charm of a home from a bygone era outweighs the costs. Before committing, it’s worth understanding what you’re buying — and what you may be signing up for.

There’s an important distinction between historic and historical.

A house built more than 50 years ago may be considered historical simply because of its age. That designation does not imply any special significance beyond when it was constructed.

A historic home, by contrast, has recognized importance. That could include:

• A connection to a significant event, such as a major battle
• An association with a notable person
• Design by a well-known architect

Homeowners who believe their property qualifies as historic can apply to have it listed on the National Register of Historic Places.

The National Register, maintained by the National Park Service, is essentially an official list. It does not impose rules or regulations on homeowners. However, significant alterations could result in a property being removed from the register. In addition, homes that receive federal funding or licensing may be subject to specific requirements.

State and local historical societies often impose stricter rules, particularly in designated historic districts. These organizations may limit remodeling or renovations to preserve a home’s historical integrity. Before making changes, contact your state historic preservation office to learn what guidelines apply. Hiring a contractor who specializes in historic restorations can help ensure the work is done correctly.

Historic homes often hold their value, even when prices in the surrounding area decline. Because these properties are unique, they may appreciate over time — especially when well maintained.

Homes located in historic districts may also benefit from strong community interest and involvement. These areas are often protected from new construction to preserve their character and may be featured during local events such as holiday celebrations or walking tours. In some cases, neighborhoods — and even individual homes — are promoted on city websites to attract residents and visitors.

The drawbacks can be significant.

• Renovations typically take longer and cost more than updates to modern homes. Historically accurate materials can be hard to find, and work must often meet strict preservation standards.
• Even non-historic older homes require frequent repairs due to age. Plumbing, wiring and other systems may be outdated and need to be brought up to code.
• Homes built before 1978 may contain asbestos or lead paint. Older properties also carry higher risks for radon and carbon monoxide, making testing and proper detectors essential.
• Foundations may shift over time, leading to cracked walls, broken tiles or uneven floors. Repair costs can range from modest to extremely expensive, depending on the severity of the issue.

Space can also be a challenge. Features such as open floor plans are relatively modern concepts. Older homes often have smaller rooms, limited storage and fewer closets. Kitchens may be compact, bathrooms scarce and ceilings lower than today’s standards.

Some homes include quirks left behind by decades of owners — stairs that lead nowhere, nonfunctioning fireplaces or awkward additions. Previous renovations may have been done poorly or without permits, making corrections costly and time-consuming.

As with any home purchase, location, size and budget matter. Older homes require additional scrutiny.

Key areas to inspect include:

• Foundation: Look for wall cracks, uneven floors and doors or windows that don’t close properly.
• Roof: Check for missing shingles, signs of aging and a deteriorating chimney.
• Pests: Inspect under sinks, in corners and in crawl spaces or attics for signs of bats, rodents or insects.
• Mold: Watch for stains or growth on ceilings and around windows. Leaky pipes can lead to hidden mold problems.
• Insulation: Older homes are often drafty. Proper insulation can significantly reduce heating and cooling costs.
• Electrical systems: Make sure outlets are grounded with three prongs, not two, and confirm the home does not have knob-and-tube wiring.
• Plumbing: Look for leaks, water damage and the source of the water. If the home has a well, determine whether it is modern. Older, hand-dug wells can pose contamination risks.

Have the home inspected for lead paint, asbestos and radon. You may also want specialists to evaluate systems such as the septic tank or electrical wiring. Inspectors who specialize in older homes are often better equipped to identify age-related issues.

If a structural problem is identified, consult an engineer before moving forward with the purchase.

Despite the risks, many older homes are solidly built. There’s a reason houses that are more than 100 years old are still standing. Many were constructed with plaster and lath, which is stronger than modern drywall, and framed with dense, old-growth wood rarely used today.

This story was updated April 21.