Knob-and-Tube Wiring, Lead Paint, and Asbestos
Knob-and-tube wiring shows up in less than 10% of the older homes we work on today. When we find it, we replace it if it’s connected to our work, if it’s unsafe, or if a code official, our electrician, or the homeowner wants it addressed.
Lead paint is a common issue in older Ithaca homes
Lead paint is a bigger factor, and it follows the same pattern the EPA describes: the older the home, the higher the odds it’s there. Any home built before 1978, where our renovation will disturb painted surfaces, gets tested per EPA requirements, and if lead is found, we follow the EPA’s procedures for handling it. We’re a certified lead-safe firm with certified staff who either do this work directly or train the crew doing it. Not every firm in our area has this certification, and a number of firms perform this work without it and simply don’t get caught.
How common is asbestos in Ithaca, and what do you do about it?
Asbestos is another hazard that is in many older Ithaca homes. We take a similar approach. We test any materials known to potentially contain it, and if it’s found, we bring in one of the abatement companies we work with regularly to remove it safely. As with lead paint, older homes carry a higher chance of asbestos-containing materials. Many asbestos-containing building materials were banned or phased out by the 1970s, and a large percentage of the homes in Ithaca can potentially have this material. Dealing with it safely is of utmost importance.
Homes in a Historic District
Any home on Ithaca’s historic register needs approval from the Ithaca Landmarks Preservation Commission for work affecting the exterior. In our experience, that process is manageable. With a little collaboration up front, we’re usually able to get a design, or the elements the ILPC has questions about, approved.
Permits: What Actually Surprises Homeowners
Homeowners are often surprised that small projects, replacing a single window or exterior door, still require a permit in Ithaca and Tompkins County.
A bigger surprise: under New York’s Education Law, any permitted project costing $20,000 or more must be reviewed and approved by a licensed architect or engineer. It doesn’t matter whether the work is interior or exterior, or structural or not. Once a project crosses that $20,000 threshold, the review is required. We build this into our design process, so it’s never a surprise mid-project.
On the upside, older homes fall under New York’s Existing Building Code, which recognizes that it’s not always practical to bring every element of an older home fully up to current code. That gives homeowners real flexibility and trade-offs that a brand-new build wouldn’t have.
Foundations and Water Issues
Old stone and masonry foundations are more susceptible to water intrusion than newer poured foundations. There’s no single fix. We assess each one case by case, and if water is putting the renovation or the home itself at risk, we work with the homeowner on a solution to solve or mitigate it before moving forward.
What’s Behind the Walls: Plaster, Framing, and Insulation
When we open up an older home, we’re usually removing plaster entirely, floor to ceiling, corner to corner. Sometimes it makes more sense to leave it in place and either cover it with a layer of drywall or patch it with compatible materials. We work with trade partners who specialize in blending new drywall and plaster work into the old.
Old framing has usually settled or shifted over the decades, so we shim and level it as needed before new finishes go in.
Every exterior wall we open gets insulated to at least current energy code. Attics, basement walls, and rim joists usually need more insulation than they have, and we typically use rigid foam panels or closed-cell spray foam when finishing basement spaces. We don’t offer insulation as a standalone service, but it’s built into our renovation work, and we can recommend a specialist for standalone projects.
Windows get evaluated the same way: case by case, based on how they’re actually performing, not just their age. We’re certified/authorized dealers for both Andersen and Marvin, brands we’ve worked with for more than 35 years, and between the two there’s enough range to fit almost any older home’s design requirements.
Budgeting for What’s Behind the Walls
The older the home and the more we’re opening up, the higher the odds of finding something unexpected: structural, electrical, or plumbing issues, missing or inadequate insulation, hidden pipes or wiring that need to move, water damage, or decayed materials. A lot of it traces back to decades of DIY fixes and uncertified handyman work that doesn’t meet current code and has to be redone.
We provide fixed-price contracts for a clearly defined scope of work, so when something outside that scope turns up, it’s rarely a gray area. Homeowners are notified immediately, and we provide a quote as soon as we can. When we can’t quote it upfront, we invoice based on time and materials once the work is done, at rates disclosed in the contract from the start. Across our company, change orders have averaged 5-10% of project cost in recent years, which includes optional “while you’re here” additions homeowners ask for along the way, not just surprises.
Remodeling an older home can feel like archaeology with invoices. The more walls come down, the more history you find behind them, and the more it pays to work with a firm with a proven track record of working on older homes in Ithaca.
Upscale Remodeling has been renovating homes in Ithaca and the surrounding area for more than 35 years. If you’re planning a renovation on an older home and want to know what you’re actually working with, contact us for a consultation, or take a look at our portfolio of past projects.
