A very old house can be a wonderful fit, but buy it with a clear understanding of its condition, repair budget, insurance and financing. The age alone does not tell you whether it is sound. Neither does a kitchen with attractive cabinet handles.
Where should the investigation start?
Hire an inspector familiar with older construction and ask what specialist reviews are needed. Focus on water intrusion, drainage, foundation movement, framing, roof condition, electrical systems, plumbing and heat. Ask which areas were inaccessible. An inspection report has limits; it is not a promise that every hidden condition has been found.
What about lead, radon and older materials?
EPA says homes built before 1978 may contain lead-based paint. Ask about applicable disclosures and qualified testing or risk assessment rather than assuming fresh paint settles the issue. Ask your inspector about other material concerns and appropriate specialists. Radon testing answers a separate question and should not be skipped because a house looks well maintained.
How do I review past renovations?
Request permits, available plans, invoices and warranties. Ask the municipality about local historic restrictions or approvals for your proposed work. An old house is not automatically in a locally regulated historic district, and a historic designation does not mean every property has identical rules.
Will I be able to finance and insure it?
Give the lender and insurer accurate information about heat, wiring, roof, occupancy and needed repairs early. Obtain quotes and specialist estimates before removing protections from the contract. Leave cash for urgent work after closing.
Explore Sharon Springs, Cherry Valley and Fort Plain. The question is not just whether you love the house, but whether the whole project fits your life.
By Carrie Smith, NYS Licensed Real Estate Salesperson, NY License #10401396793, Krutz Properties LLC. I live in Fort Plain and help buyers and sellers across Montgomery, Fulton, Herkimer and Schoharie counties and nearby communities. Ask Carrie about your next step.
Sources: EPA lead guidance · EPA radon guidance · NYS local historic-preservation guidance. Reviewed October 26, 2026. General educational information. Confirm current requirements for your property and circumstances with the appropriate lender, attorney, local authority or qualified professional.
