SIXTH ANNUAL DECATUR OLD HOUSE FAIR

When: 9 a.m.-5 p.m. Feb. 8 (exhibit area opens at 9 a.m., seminars begin at 10 a.m.)

Where: Courtyard Marriott Hotel and Conference Center, 130 Clairmont Ave., Decatur

Cost: $10 in advance (brownpapertickets.com/event/552816), $15 at the door

Info: DecaturOldHouseFair.com, 404-371-8386

CATHEDRAL ANTIQUES SHOW

When: Jan. 26-Feb. 2 (First Place Passion Tour from 1-4 p.m. Jan. 26)

Where: The Cathedral of Saint Philip, 2744 Peachtree Road N.W., Atlanta

Cost: $20-$125 (tour is $20)

Info: Cathedralantiques.org, 404-365-1107

Interior designer Mallory Mathison Glenn’s 1938 brick cottage fulfilled her dream to own a historic property. With vintage charm, the three-bedroom, two-bath home – one of six residences open to the public Jan. 26 for the Cathedral Antiques Show’s First Place Passion Tour – is in Buckhead’s Peachtree Park neighborhood, which is on the National Register of Historic Places.

Since Mathison Glenn and her husband, Robert, moved in about a year and a half ago, the home has undergone extensive cosmetic changes. They selected new fixtures, floors, wallpaper and paint, and added millwork and moldings that retain the character of the home. Solid wood cabinets and an exposed brick wall on the enclosed sun porch are original to the home. The previous owners had transformed the attic into a master suite, but otherwise the layout has been untouched.

“So many people want an open floor plan these days. For me, personally, I really love the cozy spaces,” she said. “We were looking for a house that wasn’t fully opened up. It has the original charm of the older layout.”

For homeowners who are ready to start renovating, a big pitfall is failing to understand that old houses work a certain way, with large windows and transoms that often let in natural light and layouts typically designed to capture breezes for ventilation, said Regina Brewer, preservation planner for the city of Decatur, which is hosting the Decatur Old House Fair on Feb. 8 in partnership with the Georgia Historic Preservation Division.

A one-size-fits-all approach typically isn’t possible, as older homes require more custom work.

“Every solution ends up being unique to that homeowner and unique to that home,” said Peter Michelson, CEO of Decatur-based Renewal Design Build.

Whether it’s an older home begging for cosmetic updates or a residence that appears ready to collapse, builders and architects are bringing back properties from the past to appeal to homeowners today. Atlanta-area experts who will be participating in the Decatur Old House Fair shared their do’s and don’ts for renovating properties with age.

Do’s

  • Do determine how long you plan to stay in the home.

Your home may have experienced a full life before you purchased it. Whether you plan to live there for three years, 10 years or a lifetime, that time frame will factor into your budget and design decisions, Michelson said. For example, it will cost more to have a high-efficiency water heater and HVAC system, or to install spray foam insulation, and the payback will be greater if you plan to own the home for a longer period of time. If you don’t expect to spend more than three years in the home, some homeowners may prefer to invest in higher-quality finishes instead. Aging-in-place decisions, such as widening the doorways or adding a curb-less shower, are important if you envision living in the home during retirement.

  • Do get the measurements right.

Find the existing site and floor plans, or if you don’t have them, invest in having the home measured and drawn, especially if seeking building permits from your municipality. The cost for the floor plan could range from several hundred dollars to a few thousand dollars, said Randall S. Zaic, principal architect, of Zaic & Associates, Architects, in East Point.

  • Do cannibalize unused spaces.

Depending on the layout and mechanics such as plumbing, you could create a better flow by opening up and combining spaces that don’t get much use. It could be a better option than adding onto the home. The process may require removing walls to create a more functional layout, Zaic said. “Most older homes need angioplasty, which means elimination of certain walls and closets actually makes rooms work a little better,” he said.

  • Do create a seamless transition from old to new.

The home should still feel in character with the period but function with the way people live their lives today, Michelson said. Honor the existing architecture by following the roofline, if adding onto the home. If you mess with the roofline, overhangs and soffits, the result may not be congruent with the existing architecture, Michelson said.

Don’ts

  • Don't be close-minded to design possibilities.

If working with an architect and/or builder, start the discussion by explaining the primary problems with the house and your goals. Don’t worry about how to get it done, Zaic said. Some homeowners immediately want to put the bathroom or laundry room in one spot, but those preconceptions could reduce the quality of the potential design, he said. In some cases, the changes physically won’t work in the space, while slightly shifting a doorway elsewhere could make a big impact.

  • Don't assume the home needs to be updated with today's materials.

“When people go to renovate/restore, they often think, ‘Well, I need to make it modern. I need to replace the materials because today’s materials are superior.’ That’s not the case most of the time,” Brewer said. Older siding made of heart of pine, for example, could last longer, and if it’s peeling, the paint could be scraped and stripped to the wood and repainted. The existing windows may be the best solution if they are still operable and provide the best insulation; if so, Brewer said homeowners are recommended to add a storm window.

  • Don't abuse the floors.

Some floors in older properties don’t have enough wood left to sand them, said Michael Purser, owner of Atlanta-based Rosebud Co., which specializes in the restoration of old floors. “If the house was built before 1950, you’re probably right at the point where they can’t be sanded that much anymore,” he said. “A lot of floors have been sanded three times already, and that’s putting you in a high-risk category.” At that point, the floors may be so thin that they need to be replaced. A cleaning and recoating of the floors can restore color and add protection, or the “Passive Refinishing” process uses safe and environmentally responsible products to remove finishes on the surface of the wood without sanding away the wood, Purser said.

  • Don't ignore codes and regulations.

You don’t want to get too deep into the planning process and realize restrictions could impact what you can do to the house or increase the project cost. Pay attention to site/zoning considerations such as setbacks, building height, lot coverage and the flood plain, Zaic said. Whether it’s a repair, alteration, renovation or rebuild project, apply for the appropriate permits and follow the rules depending on the classification.