Hi, I am considering moving to West Philadelphia both for the Penn Alexander school and because I absolutely love the old Victorians in the area. Cost is a major concern, however, and therefore I am looking at some fixer-uppers. I have heard horror stories that you need $200k in order to renovate these homes and I do not have that kind of money, however I do not need brand-new stainless steel appliances or central air (although central air would be nice). How much does it cost to do the basic renovations, which I understand to include a total rewiring of the home and a replacement of the "systems" (i don't actually know what that means) - and are there any other renovations that are usually required to make these old homes safe and habitable? Thanks,

Nina

Anywhere from $10k to $500k. You're welcome.

Seriously, though, it varies a lot, same as with the price of buying the house itself. I'd suggest finding somebody that knows a bit about that and taking them along to see the place. If it's really a fixer-upper, I'd count on spending at least $30k, but you never know until you look at the place. You could end up with a real bargain.

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I hate to be a naysayer but if you don't even know what work needs to be done, you maybe don't want to jump into an old victorian right out of the gate.

For the rehabs I do (total gut and back to glory), the average budget for materials alone ranges from about $50 to up to $100 per square foot, depending on size and finishes. If you have a 3,000+ square foot victorian, and want it to look good and be as structurally sound as the day it was built when it's done, figure it out. Labor costs depend on what you want done, how you want it done and when you want it done. Figure between one to three times the material cost for labor, again depending on scheduling and level of quality you require. It's tough to give any closer numbers without knowing what kind of shape the place is really in.

If all you really need is rewiring -- an old rule of thumb is $100 per fixture (a fixture means every outlet, every switch, every light, etc.).

Systems, if you have no A/C, is your heat (they may also mean supply and drain/waste plumbing -- hopefully not). Again, very hard to tell. If all you need is a new boiler, you can go maybe as low as around $5,000 to the sky's the limit. If you have, for example, an old steam system where every steam trap in the place needs to be replaced and pipes repitched and lots of troubleshooting time, plus the new boiler, it can get pricey.

If you don't know what you are getting into, either find out exactly before you get into it, or be prepared to maybe be one of those horror stories.

New gas furnace: $4,000
New electrical wiring/new panel: At least $15,000
Roof: $2,000
Windows/paint/floors/kitchen cabinets/appliances: $25,000 to $40,000

I've done it. It's not as expensive as some would lead you to believe.

As mentioned, costs vary wildly. A lot of it depends on your standards of quality and finishes. I've seen plenty of these West Philly Victorians get inappropriate window replacements or cheapo kitchen cabinets from Home Depot.

You could potentially save money by doing a lot of the labor yourself. But some specialties are better left for the pros.

Depending on the condition of your property I would estimate average renovations to run around $50k to $100k. Remember, not everything has to be done at once either.

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I agree that costs do vary wildly, especially depending on what you want. We had to replace a 2nd floor bathroom earlier this year. Granted we went high end with the tile replacement, but we kept our clawfoot tub and original sink. Job cost $27K for new floor, new walls, new tile, new supply pipes, new heat pipes.

We've also spent about $7500 for wiring over the years. Last week's bill $775 for two new circuits and a new switch.

In the end, despite the costs, the house is wonderful and well worth the investment.

Thanks so much for the helpful replies. We did some renovating on our current condo so I know how much renovation can vary depending on your tastes but this definitely helps me get a sense of what the basics that everyone needs - roof, electricity, etc. - could cost.

Wow! I never realized I was saving myself so much money doing my own electrical. Parts are CHEAP (aside from fixtures) and most of it's easy, except when you're having to get in the walls/ceilings. Electrical is "scary", I suppose ... common sense goes a long way.

I've rewired/fixtured about 1/2 of our 6br and it's probably only cost a few hundred $$.

But I also ENJOY wiring, and plumbing. Do the projects you enjoy (and can do!) and leave the rest to the pros, or you'll just get frustrated with your "job" and probably the results, as well. And in my case, you'll have dozens of little, boring, difficult jobs lying around making you feel bad. :o

the cost of a new roof is suprisingly high - keep in mind, i doubt on a 3 story you will find a bid for less than 12k. that kind money would cover two or even three houses with the same size roofs in other areas of the country, since these roofs are so awkward to work on.

Ahh, roofs. If you get serious about a house in West Philly, take a reputable roofer along for an estimate before you even consider bidding (pay for the estimate if you have to). Many houses in the area have slate or tile roofs (at least partial) and elaborate flashings and gutters. Said roofs are typcially 100+ years old and many are shot. Complete roof replacement for a twin can cost more than $50K. An excellent roofer told me that some of the more complex roofs in the neighborhood would cost significantly more than $100k to replace. Ouch. Seems that the 19th century equivalent to a stainless steel kitchen was an elaborate roof. Think I'd rather have the kitchen. Fancy roofs register most intensely when they are failing.