Why do renovations of older Virginia homes uncover surprise costs?

Opening up the house is what finds the problems

A renovation of a house from the 1950s, 1960s or earlier costs more than the bid for one reason: the bid is priced from what can be seen, and the work exposes what cannot. Inside the walls, under the floor and above the ceiling are materials chosen decades ago, and the repairs that came before you.

The surprises fall into a handful of kinds. This page covers what they are, why each one costs money, and how to keep a discovery from becoming a dispute. For the base price, see how much it costs to renovate a whole house in Virginia.

Lead paint

Approximately three-quarters of the homes in the United States built before 1978 still contain some lead-based paint.^[1] Any renovation, repair or painting project in a pre-1978 home or building that has lead-based paint can easily create dangerous lead dust.^[1]

That is why the cost shows up as testing, plastic containment and careful cleanup. The EPA's rule requires that anyone paid to perform work that disturbs painted surfaces in homes, childcare facilities and preschools built before 1978 be certified.^[1] A bid from an uncertified firm may look cheaper for a reason.

Asbestos

Generally, you can't tell whether a material contains asbestos simply by looking at it, unless it is labeled.^[2] The EPA's guidance refers to asbestos in pipe, furnace and boiler insulation and in flooring.^[2] Material in good condition that is left alone is usually not a problem. Remodeling is the exception: asbestos-containing materials may release fibers when they are disturbed, damaged, removed improperly, repaired, cut, torn, sanded, sawed, drilled or scraped.^[2]

When it is found, removal is complex and must be done only by a trained and accredited asbestos professional.^[2] Virginia law requires an asbestos inspection before certain building permits for pre-1985 buildings, but "the provisions of this section shall not apply to single-family dwellings or residential housing with four or fewer units," unless the work is for commercial or public development.^[3] For a typical house nothing forces the test, so you decide whether to pay for it before demolition or find the material mid-job.

Old wiring

Homes built before 1965 are unlikely to have aluminum branch circuit wiring.^[4] Cables installed between 1965 and the mid 1970s in new homes, in additions, and as part of rewired/new circuits may contain aluminum wiring,^[4] so wiring in the attic, basement and garage is worth a look early. If it is found, the Consumer Product Safety Commission says it is highly recommended that you hire a qualified electrician to perform this remediation.^[4] Outdated panels, ungrounded outlets and overloaded circuits add cost the same way, so ask the electrician to price them as separate line items.

Water, rot and termites

Wood decays when the relative humidity is near or at 100%,^[6] and a slow leak around a window, a bathroom or the roof can supply that for years behind finished surfaces. You find the rotten sill or subfloor when the siding or tile comes off.

Termites are the same story. Subterranean termites have a cryptobiotic or "hidden" lifestyle,^[5] so damage often appears only when framing is uncovered. Ask for a termite inspection before the work starts, not after.

Keeping a surprise from becoming a dispute

• Before you sign, ask for the contractor's plan for lead, asbestos, wiring and moisture discoveries, and a stated price or hourly rate for each.
• Get a pre-renovation inspection of the electrical, plumbing and structure so some of the unknowns are known at the bid.
• Keep a reserve in your budget that is spent only on a written change order. The Board for Contractors requires all changes to a contract be made in writing and signed by both the contractor and consumer before such changes are implemented.^[7]
• Photograph every discovery before it is covered, and keep the photos in your job file.

What has to be in a Virginia home improvement contract lists the clauses that make change orders enforceable.

When to call a licensed pro

Hire a licensed contractor before demolition on an older house, and bring in specialists when the work hits their territory: an accredited asbestos professional for suspect materials, a lead-safe certified firm for paint, a licensed electrician for old wiring, and a termite inspector for wood damage. Do not open walls on a suspected-asbestos or lead job yourself. Look the contractor up on DPOR's licence lookup before you pay a deposit.

For timeline effects, read how long a whole-house renovation takes. Loclis lists DPOR-licensed businesses with their licence number and class: browse remodeling services or more remodeling answers.

When you are ready, describe the project and licensed local contractors quote it.