What to Know Before Buying a Pre-1900s Historic House in York, PA
Historic homes in York offer unmatched character and craftsmanship but come with unique considerations. Understanding these factors before purchasing can help you make an informed decision about your investment.
Common Structural Elements
Historic York homes often feature brick or stone construction with solid foundations. Most foundations are fieldstone, requiring regular inspection for mortar deterioration and water infiltration.
Original slate roofs, when properly maintained, can last over 100 years. However, replacement costs are significant, ranging from $20,000 to $40,000. Look for missing slates, flaking, or cracked pieces.
Interior walls in pre-1900s homes are typically plaster over wooden lath. These walls often carry structural loads, making layout changes complex and potentially costly.
Systems and Updates
Electrical systems in historic homes may include knob-and-tube wiring, which most insurance companies won't cover. Expect to budget $8,000-$15,000 for a complete electrical update.
Original plumbing often features cast iron pipes with an 80-100 years lifespan. Look for signs of corrosion or previous water damage. Replacement costs typically range from $5,000-$20,000 depending on accessibility.
Heating systems vary, but many historic York homes retain radiator heating. While efficient, adding central air conditioning requires creative solutions to preserve historic integrity. Ductless mini-splits offer a viable alternative.
Historic Districts and Regulations
York's Historic District guidelines protect architectural character but can limit exterior changes. Windows, doors, and exterior materials must often match original specifications.
Renovation permits require Historic Architectural Review Board approval. The process typically takes 4-6 weeks and may require detailed documentation of proposed changes.
Tax incentives can offset costs. The Historic Preservation Tax Credit program offers up to 20% of qualified rehabilitation expenses as a tax credit. Local grants occasionally become available through York's preservation organizations.
Financial Considerations
Specialized inspections are crucial. Beyond standard home inspections, budget for:
Structural engineer assessment ($500-$1,000)
Chimney inspection ($200-$400)
Lead paint testing ($300-$600)
Historic materials assessment ($400-$800)
Insurance costs typically run 20% higher than comparable modern homes. Some carriers specialize in historic properties, offering better coverage and rates.
Maintenance requires specialized knowledge and materials. Budget 1-3% of your home's value annually for maintenance, focusing on preventative care to avoid more significant issues.
The Whitt Group Difference
The Whitt Group's experience selling York's historic homes proves invaluable during the purchase process. We maintain relationships with specialized inspectors, contractors, and craftspeople who understand landmark construction.
Our team can help you evaluate restoration costs, navigate preservation requirements, and identify potential issues before they become problems.
Contact us today to discuss your historic home search. We'll help you find a piece of York's history that matches your vision and budget.
