What to look for in historic duplex

[Sarah Irving]

I would like some advice on red flags to look for, questions to ask the inspector, and general advise on a fixer upper I am considering. I am looking to purchase and owner occupy a duplex. The property I am currently looking at is in a historic district so all exterior changes must be approved by a planning board. The outside is in good condition and I just want to paint it a color multiple other houses in the neighborhood have been approved for so that doesn’t worry me. I love the location and the waking lifestyle along with the short commute to my job. This would be my first home purchase with a plan for a slow renovation of the space.  

The seller has listed it As Is and is not allowing the occupied side to be viewed without a contract on the house. It has been listed for over 3 months with two failed contracts so far.  The bungalow was built in 1925 and has the original bathrooms and kitchen cabinets from 1925. I was able to view the unoccupied side and noted the following problems: massive cracks in the tub surround tile, uneven floors, walls, and ceilings throughout, an active small leak from the water heater in the kitchen closet, peeling vinyl tile over water damaged original hardwood floors in the kitchen in an area far from the water heater and all plumbing, and a piece of plywood below the stove and refrigerator that I assume is for strength. The house is pier and beam and is up a few feet so I presume the inspector can get below the house to look at the floor and joists from below. 

I presume somewhere beneath the layers of paint is lead paint.  Will the inspector be able to tell me if there is asbestos in the walls or does that take a separate person? I have no plans to move walls but the bathroom needs a new tub surround. Will the inspector be able to tell me if the floor joists and sub floor needs repair or is that something that I would find out while renovating? I don’t plan to try and save the original wood floors I was going to do vinyl plank throughout. What level of repair would make you walk away? Currently presuming total new kitchen and bathroom for both sides plus full flooring (except the excellent bathroom original tile floors) and paint throughout the numbers work for me but I am worried about what working on the home could uncover.  What other questions would you ask the inspector or the seller?