Older-home renovations: questions before tear-out

Collect what you already know

Before requesting work at an older Greater Dayton property, gather the approximate construction date and any records you have from previous repairs. Useful records may include inspection reports, material testing, permits or photographs from an earlier renovation. You do not need a complete history to begin a conversation, but known information should not be left out because it seems unrelated to a cosmetic repair. A wall that has been patched several times, for example, deserves a different explanation from a fresh accidental hole.

Treat old coatings as a planning question

EPA’s Renovation, Repair and Painting program addresses paid work that disturbs painted surfaces in pre-1978 housing and certain child-occupied facilities. Covered work has certification and work-practice requirements. Do not assume that an ordinary painting or repair quote automatically establishes those qualifications. Ask how the proposed work will be reviewed and who is qualified to carry out any regulated portion. Any required qualifications and specialist involvement should be confirmed for the actual project before affected work begins. Ask for the relevant information while the scope is being reviewed, rather than assuming it is included.

Do not investigate by breaking materials apart

Photographs can show condition and location, but they cannot reliably identify every building material. If you suspect a material needs testing, leave it undisturbed and ask for the appropriate assessment. Do not cut, scrape or remove a sample simply to improve a quote request. EPA recommends trained professional involvement when suspected asbestos-containing material may be disturbed. The appropriate assessment depends on the project and materials; an online guide cannot determine the requirements for your building.

Write a request that separates facts from assumptions

Describe the visible problem, the outcome you want and what is known about the area. “The ceiling stain returned after last year’s repair” is more useful than “it only needs a quick patch.” Mark uncertain information as uncertain. This gives the person reviewing the work a clear place to start.

• Approximate building age and occupancy.
• Affected rooms and clear photos taken without disturbance.
• Known testing or inspection reports.
• Previous repairs and recurring symptoms.
• The work you want completed and your preferred timeframe.

Leave room for the assessment

An older property may need a closer look before the scope can be settled. Agree on the assessment and any necessary specialist involvement first. It is better to define the work correctly than to set a firm completion date around assumptions.