An interview with Sherrill Rosoff and Holly Bradman, Co-Owners, The Restored Homestead LLC
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ForeclosuresMass: First off, how do I know if I have reason to be concerned? If my property was inspected by a licensed, competent home inspector before purchase, isn't that enough?
Rosoff/Bradman: Well, maybe not. Generally speaking, home inspectors offer the investor only a general visual inspection of a home's fireplaces and chimneys. Particularly if the property is old (more than 100 years), we recommend spending the extra dollars to bring in an experienced mason.
FM: Why are older properties more at risk?
R/B: In addition to the obvious factors related to age decay, you have to remember that back in the 18th and 19th centuries, fireplaces were built for a different purpose and in a different way.
The fireplace back then was used to both heat the home and cook much of the food (unlike today where it's typically ornamental, if used at all). One of the most common designs was a central chimney pier made of stone that rose up through the basement to support multiple fireboxes on the first and second floors. Oftentimes, the interior backs of the fireboxes faced into a small chamber that could be accessed through a wall opening, or through a closet. This chamber was used for any number of purposes: to smoke meat, store household items or to access the fireboxes to repair them.
So fireplaces in these older homes are much more integrated into the structure of the house itself, increasing the importance of keeping it in good working order.
FM: Understood. What else about these older homes increases the risk?
R/B: A number of factors. First of all, back when these old fireplaces were built, there was less concern about proximity of wood beams to fireplace structures. Often fireplace brick and wood touched (something that would never be allowed in new construction today), creating a combustible situation.
Second, there was no concept of the smoke chambers being lined with clay flues or steel liners as is today's standard. Without these liners, as old brick and mortar deteriorates, cinder and sparks can begin to blacken walls in upstairs rooms (a sure sign of a potential fire hazard).
And third, the brick itself was often softer and more friable than what we now use.
FM: Given all that, is it your recommendation then that investors steer clear of older homes with these types of fireplaces?
R/B: No, not at all. These old fireplaces are beautiful structures, with their brick surrounds, bread ovens, wrought iron cranes, and other hardware. It's simply a matter of rebuilding them in a way that brings them up to current code, while preserving the old world charm that you frankly don't find in newer homes.
FM: When you say "rebuilding them," what needs to be done generally?
R/B: Naturally, with homes this old we find all kinds of variation, but in general, we look to install clay flues, wider reinforced hearths, interior cinder blocks and air intake ducts in the hearths to protect against harmful carbon monoxide.
FM: Is it expensive?
R/B: It can be, absolutely. But when done well, it ensures the functionality and beauty of an old home's fireplaces for many years to come. And in that way, adds real investment value to a home.
Sherrill Rosoff and Holly Bradman are co-owners of The Restored Homestead, a company that dismantles and reconstructs early New England homes that would otherwise be lost due to abandonment and decay. TRH uses local craftsmen to blend the charm of the old with the new, including custom gourmet kitchens, energy efficient heating systems, new wiring, plumbing and insulation. Contact Sherrill and Holly at www.therestoredhomestead.com.
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