Arlington's classic mid 20th century houses (Fairfax: mattress, appliances, buying a home)

[DC area refugee]

All,

As I've mentioned in another thread, we're looking to relocate to Arlington.

Given that so much of the housing stock was built in the 40s and 50s (some earlier and later, but this seems to be the most common vintage), is there anything in particular to watch out for in those classic Arlington houses?

Lead paint?
HVAC issues?
Wiring?
Issues with additions causing problems?
Radon?

I actually really like those smaller brick houses, but I'd hate to stretch the budget to buy a place only to realize I need to completely rewire the house or remediate lead paint or something.

Thanks!

[Carlingtonian]

We've owned two such houses in Arlington--one built in the '30s and one in the '40s. Overall, houses from this era are much more well-built than those built now. Real 2x4 lumber as opposed to "nominal" 2x4s, plaster walls, and (if you're lucky) slate roofs.

As to lead paint: Keep in mind that lead paint was used for decades, and it's only recently that society has gotten progressively stupider. Einstein likely grew up in a house with lead paint--as did Enrico Fermi, Steinbeck, Vonnegut, and pretty much everyone born before the '70s. The issue was flaking lead paint. If the lead paint was continually painted over, it didn't get into the air. If it wasn't maintained, it flaked and got into the air. At any rate, there might be some lead paint under layers and layers of latex in various places, but I wouldn't worry about it.

Our old house did have asbestos around the pipes in the unfinished basement, but again, it's only a real risk if you're the one mining it or if you walk up and beat on it while inhaling. Otherwise, it just sits there, being an excellent insulator. But most of these houses have had theirs removed (or covered by drywall in finished basements).

Wiring: We've never had any problems. Even fabric insulation doesn't degrade much at all if there's no abrasion and no moisture. The wiring to be afraid of is aluminum (as opposed to copper) wiring, which was only used in the '70s and not everywhere.

I think radon is more of a problem farther west in Loudoun and maybe parts of Fairfax. There's a map somewhere online. But radon would affect a newer house as well--but generally only if there's exposed earth in the basement. (Being a gas, it follows the path of least resistance to get outdoors.)

The biggest challenge we've found with living in older houses is small closets and small doorways, which make it a little harder to move furniture and appliances (and fat friends) into the house. But there's always a way.

[robbobobbo]

Originally Posted by Carlingtonian

The biggest challenge we've found with living in older houses is small closets and small doorways, which make it a little harder to move furniture and appliances (and fat friends) into the house. But there's always a way.

And getting furniture upstairs. I had to remove about 3 of the lower stair treads in order to get a queen boxspring mattress upstairs in one of the Arlington houses I lived in.

[FCNova]

The above post by Carlingtonian is good info. You can find issues with a house built in any era. Pre 80s asbestos was a problem. We had some in our 1970s townhouse. Possibly lead paint too. 1980s homes can have that bad piping(polybutylene?). If you buy a house built in 2005 then it probably was thrown up hastily with cheap quality. I agree older houses are generally built with better materials. I wouldn't worry about it if your inspection is clean.

[car54]

Originally Posted by Carlingtonian

We've owned two such houses in Arlington--one built in the '30s and one in the '40s. Overall, houses from this era are much more well-built than those built now. Real 2x4 lumber as opposed to "nominal" 2x4s, plaster walls, and (if you're lucky) slate roofs.

As to lead paint: Keep in mind that lead paint was used for decades, and it's only recently that society has gotten progressively stupider. Einstein likely grew up in a house with lead paint--as did Enrico Fermi, Steinbeck, Vonnegut, and pretty much everyone born before the '70s. The issue was flaking lead paint. If the lead paint was continually painted over, it didn't get into the air. If it wasn't maintained, it flaked and got into the air. At any rate, there might be some lead paint under layers and layers of latex in various places, but I wouldn't worry about it.

Our old house did have asbestos around the pipes in the unfinished basement, but again, it's only a real risk if you're the one mining it or if you walk up and beat on it while inhaling. Otherwise, it just sits there, being an excellent insulator. But most of these houses have had theirs removed (or covered by drywall in finished basements).

Wiring: We've never had any problems. Even fabric insulation doesn't degrade much at all if there's no abrasion and no moisture. The wiring to be afraid of is aluminum (as opposed to copper) wiring, which was only used in the '70s and not everywhere.

I think radon is more of a problem farther west in Loudoun and maybe parts of Fairfax. There's a map somewhere online. But radon would affect a newer house as well--but generally only if there's exposed earth in the basement. (Being a gas, it follows the path of least resistance to get outdoors.)

The biggest challenge we've found with living in older houses is small closets and small doorways, which make it a little harder to move furniture and appliances (and fat friends) into the house. But there's always a way.

And the lumber used was "old growth"....not the farm-raised "whitewood" crap that they use today.

Some old houses may also have knob & tube wiring....used from the 1880s to the 1930s. That type of wiring would give me the creeps.

[Carlingtonian]

FCNova's post reminded me of one thing the OP should be aware of: galvanized (steel) plumbing. These are the thick black pipes. The hard water will corrode them over time on the inside. It will take decades, but at some point, they'll need to be replaced. What you want is copper.

Originally Posted by car54

Some old houses may also have knob & tube wiring....used from the 1880s to the 1930s. That type of wiring would give me the creeps.

Me too. Though our late-1930s house had the later kind of wiring (and circuit breakers instead of fuses, fortunately). Not sure when the cutoff was for knob-and-tube.

[boyd888]

I think the hardest part of buying a home from the 40/50s in Arlington is outbidding the developer who's going to tear it down and build a million dollar mansion on the lot. Any old Arlington rambler home that needs major work is going to be a tear down.

[JD984]

Originally Posted by boyd888

I think the hardest part of buying a home from the 40/50s in Arlington is outbidding the developer who's going to tear it down and build a million dollar mansion on the lot. Any old Arlington rambler home that needs major work is going to be a tear down.

I would think that, if the homes really merited the adjective "classic," as with some of the homes in Country Club Hills or Arlington Ridge, they'd be prohibitively expensive for a teardown.

[Carlingtonian]

Originally Posted by JEB77

I would think that, if the homes really merited the adjective "classic," as with some of the homes in Country Club Hills or Arlington Ridge, they'd be prohibitively expensive for a teardown.

Actually, I've seen many gorgeous old homes torn down. The most heartbreaking example was my dream house, 510 N. Monroe in Virginia Square; I used to drive by it on occasion. A beautiful 1920s stone bungalow on a huge lot, surrounded by tall old trees. It's now occupied by several hideous new three-story townhouses. And all the trees are gone.

I've also seen a beautiful and spacious Sears bungalow torn down in Bluemont. Lyon Park has seen some really nice Spanish Colonials and bungalows torn down. The problem is these people with more money than taste, who will gladly pay $1.2 million for a siding-covered barn with a gaping garage out front. If the demand were not there, the developers wouldn't do these teardowns.