Historic Preservation from a Real Estate Broker's perspective.
I have had the pleasure and pain of renovating an old home. In 1999 my family bought a 1910 Tudor Revival home in Joliet's Upper Bluff Historic District. We spent thousands of hours working on that house and in 6 1/2 years renovated everything from the roof down to the sewer. It was a real life learning experience that challenged us with every project. We have since sold that beautiful home to a couple who plans to continue the improvements in the full walkup attic and I wish them well. Will we ever do it again? I say YES, but I think my husband needs more time before he would consider it again. (Did I mention the tornado that hit our home in 2004?) Either way, it was a unique experience that I am grateful for having lived through it. We have consulted many friends, neighbors and family members regarding their homes and home improvement projects that have made them grateful for the insight that we shared. Avoiding mistakes in renovation can save you thousands of dollars and give thousands of dollars in return if done with thorough planning and being well thought out beforehand. Changes cost you in time, materials and labor. It is true that in an older home you must expect the unexpected and plan on twice the time, money and frustration. I have an affinity to craftsmenship of the late 1800's through 1930's. From the Victorians to the Craftsmen style and almost any other you can find of that time period. What most people would call old and decrepid, I envision the possibilities of restoration and preservation.
I am not someone that is a staunch, rigid supporter of save everything at all costs, particularly in Kitchens and Baths. Outdated kitchens or baths makes a home dysfunctiuonal at its basic level. There isn't a cook out there who doesn't need the basic space and functional aspects of a kitchen to match their busy lives. Lots of countertop and plenty of storage is just the start. A layout that allows easy of movement within your work triangle is critical for a cook to have everything at their finger tips. There are many types of layouts that work for a 1 person kitchen that will give a cook much distress when others move into the triangle. If you are sharing space with a helper big or small, they will need workspace outside of your main work area. It may just be an island or peninsula that separates your different tasks. The Kitchen is the heart of the home and it's importance can't be dismissed. This is the place that many families use as a multipurpose area. Preparing food takes place possibly 2 or 3 times a day, but you may use it for an office/computer work center, hobby hub, or for relaxing. Many newer homes are incorporating Hearth rooms adjacent to a kitchen for that purpose. Make it relaxing and comforting to all who enter, especially for the person working there.
Baths on the other hand, rank as one of the most important rooms in a home as well. An older home that has five bedrooms but only 1 or 1 and 1/2 baths is outdated for today's living. I never hear a buyer say that they only want 1 bathroom, unless they are single or don't plan to have children. Remodeling a bedroom into a bath and including a laundry facility especially in a 2 story home will make life easier for any family. Keep in mind that where you locate your new bathroom should be determined by the acces of other existing water and sewer lines. Any wall adjacent to bath or kitchen that is a wet wall is the best place to start. Be prepared with a list of wants and needs for this newly assigned room. Do you need the new whirlpool tub or can your needs be met with a regular sized tub and a nice sized shower? Is is important to you to have ceramic tile and double vanities or maybe a stackable washer and dryer? Will the current window placement restrict your placement of fixtures and if so will you have to remove a window to fit everything that you need? Removing a window can start a domino effect for exterior work and add to your budget. Maybe the best course of action is just borrowing space from a existing bedroom and incorporating it into the existing bath. No matter which way you chose you can be sure that a new bath or newly updated bath is a win win for you and future resale. These areas of a home will always give you a better return than most other home improvements. Be sure to consult with a qualified plumber and architect if you are unsure if your desired location is appropriate. The experts will tell you about space requirements and your local building codes. Don't forget that you will be looking for a licensed electrician also to make your wet areas safe with GFCI's to protect everyone from shock hazards.
Be smart, Be safe, and Dream of the possiblities.