147 year old 5,000 sf triplex

[Lawrence Henkel III]

So I looked at this property today and it is a huge 5,000 sf 147 year old home that was converted to a 6 unit at some point. The current owners have converted most of it back to one giant 3,200sf home with two 900 sf 1 bedroom apartments 18 years ago. One of the apts is on the main level and one is in the basement. I believe with the current layout it would be pretty easy to divide it back into 4 or 5 units. I would be house hacking this. It has been maintained pretty well but my gut is telling me that it could easily turn into a money pit. It seems most updates were done 10 to 15 years ago. Electrical, plumbing, exterior paint, hot water heater, refurbish boiler, flat roofs, Windows. The pitched roofs are ok but would need to be replaced eventually. There are 3 beautiful fireplaces that are not safe to use. What could go wrong? What should I be concerned about with a 147 year old home? It is not in a historic neighborhood so there are not any concerns with that. First timer from Ypsilanti

[Matt R.]

Disclaimer: I've only ever dealt extensively with houses that were a maximum of about 50 years old (built mid-1960s).  I've *visited* some older homes - a couple from around 1900 - but I didn't own them or live in them.

The first thing that comes to mind is structural problems, like with the foundation or basic framing.  147 years is a long time for frost, water, wood rot, termites, etc to do their thing.  If the doors in the upper floors don't fit well in their frames, that's a clue that the house has changed shape over the years.  If you visit again, see if you can take a small bubble level with you, and try it out on different walls and floors around the house.  The way to know for sure is to have it inspected, either by a home inspector or an engineer.

The next thing to me is the legal situation.  If the city/county doesn't think it's zoned for multi-family now, or if it's zoned for a duplex but you want to make a 5-plex, then you'll have to get the zoning changed.  It's usually pretty easy to find out what the current zoning is, either online, or by going to the city/county offices and asking.  Getting zoning *changed* takes anything from a few bucks and a few forms filled in, to wheelbarrows full of cash and months, depending on your area.

You might also check to see if the house has any "historical" designation.  Usually this means you can do whatever you want on the inside, but you have to keep the outside of the house looking the same... like replacing rotted wood siding with new wood siding, rather than aluminum or vinyl.

Another thing in the legal direction - some cities/counties/states have requirements that kick in, especially for things bigger than a duplex.  Like, you may be required to have separate meters for electric/gas/water, or a fire alarm, or a certain amount of parking available, or whatever.  These things are usually fixable with money; you pay an electrician to put in meters, or a driveway company to do some paving, etc.

After that, it's just the "normal" stuff that happens with an old house.  You mentioned some of the mechanical systems have been upgraded; you will want to find out how extensive the upgrades are, and if there is any original stuff (particularly electrical) still remaining.  Houses that old were built with little insulation; some has probably been added during the years, but you might want more to keep the heating bill down.  If there aren't two ways out of all of the bedrooms (common with basement rooms), then you might have to install an egress window, or quit calling a particular room a bedroom.

You mentioned the fireplaces; why aren't they safe?  If they have brick chimneys that are loose and crumbly, you might have to fix those, even if you don't want to make the fireplaces work; many people object to bricks falling on their head.

I hope this helps!