Over the past year, we have been presented with many scenarios where a client purchases a home that is in derelict condition, and they are faced with the choice of trying to renovate the existing home or razing the site and building a new home in its place. This month, we will review some of the pros and cons of renovation versus new construction.

First, the pros of keeping an older home; there are many. Homeowners get to keep the character of an older home that has evolved, sometimes over hundreds of years, with interesting quirks and comforts that are challenging to replicate in a new build. Usually, a renovation to an existing structure will cost less money than tearing a house down and rebuilding from the ground up, but not in all cases. Permitting approvals and board reviews are usually easier with a renovation, as well.

Now for the cons of keeping an older home. Materials that have outlived their usable timeline—rotted beams, undersized framing, foundations that are unstable—are elements that homeowners may be up against when trying to renovate or add an addition to a historic home. Opening up walls can reveal uninsulated areas that are not energy efficient, and single-pane windows are frequently present that reduce energy efficiency, as well as uninsulated attics that are furnaces in the summer and ice boxes in the winter. Frequently, floors are out of level after decades of settlement. Creating a layout that lends itself to modern living can also be a challenge in an older home.

With a new build, homeowners have more control to create a layout that better fits modern-day living, utilizing mudrooms, open floor plans, eat-in kitchens, and home offices. While budget is always a factor, options are much less limited than with a renovation. In addition, considerations can be made such as incorporating radiant heat under a poured foundation to make a cozy lower level with a well-heated floor.

The cons of a new construction on a preoccupied site include the possibility of significant time delays in a project in obtaining approval from historical commissions. Many municipalities can impose a 12-month demolition delay from the time of the hearing to review the proposed replacement. The cost of demolishing an existing structure can be significant. Designing a structure that “fits” into an existing neighborhood can be a challenge to satisfy many different parties (boards, neighbors, building departments) and create a unified design that will meet the programmatic needs of the client.

There are many variables to consider when faced with the choice of renovating or starting from scratch. At SKA, we have extensive experience with both paths and are happy to work with new clients as they navigate the pros and cons of each option. Currently, we are working on renovation and new construction projects in Nantucket, Cambridge, Hopkinton, New Hampshire, and throughout greater new England.