Renovating an Older Masonry House: Keep, Repair or Replace

In an older masonry house, keep what is sound, repair what is damaged but fixable, and replace what has reached the end of its life. Walls often deserve the most respect. Wiring, plumbing and waterproofing are usually the first to replace. A careful survey tells you which is which.

Walls and arches: keep and repair first

Thick masonry walls are one of the best features of older homes. They stay cooler in summer and can last for many decades when kept dry. Repair them before you think about removing them.

• Re-point crumbling mortar joints with mortar that suits the old masonry.
• Repair cracks only after the reason for them is understood.
• Never remove or open up a wall without a structural engineer's advice, since you cannot tell by sight which ones carry load.

Plaster: match the material to the wall

Older walls were often finished with lime plaster, which lets moisture pass out. Covering it with hard cement plaster or a sealing coat can trap damp and cause new problems. Where the old plaster is sound, keep it. Where it must be redone, ask your contractor which material they propose and why.

Roofs and slabs: inspect and decide

Older terraces may have stone slabs, jack arch roofing or early concrete. Check for leaks, rust stains and sagging. Waterproofing is usually due for renewal, and corroded steel in concrete needs expert repair. A structural engineer should say whether a roof needs strengthening or replacing.

Replace the hidden services

Wiring and plumbing from several decades ago is rarely suited to modern appliances. Rewiring with proper earthing and replacing corroded pipes is among the most valuable upgrades you can make, even though it is mostly invisible when finished.

• Electrical: new wiring, circuit breakers, earthing and adequate points for today's appliances.
• Plumbing: replacement of old pipes, and proper drainage and ventilation.
• Roof drains and rainwater outlets that actually carry water away from the walls.

Doors, windows and floors: case by case

Good timber doors and window frames can often be restored. Frames that are rotted or eaten by termites are better replaced. Flooring that is sound can be polished and kept, while floors over damp ground may need to be lifted and waterproofed.

Work in stages

Start with the structure and moisture, then services, then finishes. This stops you from redoing paint or flooring when concealed repairs are opened up later. If you want ideas for finished homes, see our projects.

How Reidius Infra can help

Reidius Infra works across architecture, construction and interiors, so repairs, upgrades and the finished look of an older house are planned together. Ask for a free consultation and we will help you separate what to preserve from what to renew.