Old Houses: do you know what to look for?

Toronto has its fair share of centurian homes, and some new buyers can find them intimidating. Squeaky floors, deteriorating brick, outdated electrical, what does it all mean?

Are there things you should pay extra attention to with an old house? Lines you should draw in the sand?...absolutely. Here are a few things to know.

Character-filled centurian home in Toronto’s west end. SOLD April 2025.

Highly desirable.

First of all, old homes in Toronto are highly desirable. They ooze character, have charm coming out the whazoo and the majority of them were built with incredible construction. Take for example hundred-year-old homes built with double brick that are inherently soundproof! In Toronto, people crave modernized old homes, ie. they love the character that comes with an old red brick home, but want to see it modernized. When you’re scoping out the market, don’t be surprised to see old solid brick homes go for more money than their counterparts.  

Not all things are equal.

There are some things you’ll find in an old house that are par for the course and are of no concern, there are some to steer clear of, and there is everything in between. Here’s a summary of what to expect:

To be expected and in most cases, not of concern:

Squeaky floors are one of the BEST parts of old homes. They’re nothing to be worried about and just come from the floor boards loosening from the subfloor over time. Having a baby? I promise you you’ll never have as much fun as you do navigating the obstacle course of squeaky floor boards right after putting your baby down for a nap. It’s a Toronto past time that has been entertaining and frustrating new parents for decades, and you don’t want to miss out.

Lath and plaster walls are very common in older homes. Drywall only became common in the 1950’s. Lath and plaster can make hanging pictures a tiny bit trickier, but there’s no inherent issue with it. Over time, plaster will often crumble or crack, you have several relatively low-cost options for remediation including: plaster patching or installing a thin layer of drywall over top. You wouldn’t typically want to get into demolishing old lath and plaster (ie. ‘down to the studs’) and replacing with drywall as this is a messy and expensive process that would require you to move out in most cases.

Old appliances can be replaced. You need to budget for them, but nothing that a jar of pennies and a little patience can’t fix.

If you can stomach it, roll with it. These are concerns that require immediate attention and come with a price tag, but shouldn’t scare you:

Knob and tube wiring was used in the early 1900’s through to the 1940’s. Knob and tube must be replaced immediately as it is unsafe and a fire hazard. It is common to have a home inspection report only show 20-30% knob and tube when in reality there may be more than 70%. This is because home inspections are limited to what they can test from the wall, which means if knob and tube was replaced back to a junction box inside the wall, you won’t know until you have a licensed electrician begin the removal process. Knob and tube takes about one week to replace and will run you $15-20K for an average 3 bedroom home in Toronto. Expect holes in your walls that require repair as they need to run channels through your drywall or plaster to run the new electrical. Insurance companies require knob and tube to be remedied within 30 days of home ownership.

Asbestos is extremely common in hold homes. It was used to insulate ductwork and to create durability and fire resistance in tiles, among other things. Asbestos undisturbed poses no risk. The reality is many old homes have asbestos in more places than you might imagine. Asbestos when it is exposed and disturbed (ie. asbestos wrapping around an exposed water pipe that you can see and might bump your head on) requires immediate remediation. While the process looks scary (hazmat suits, ventilators, and evacuating your home), it’s a normal part of ensuring these teeny tiny cancer-causing particles are not released into your home. Asbestos experts will wet the area, remove the asbestos, and may use additional air purification or ventilation systems. Once removed, there is no threat to your health. The cost can run you anywhere from $5K upwards depending on the extend of asbestos.

Are you a gambler? These concerns can really tip in either direction; in your favour, we’re talking a minimally invasive remediation for under $10K, in their worst case, we’re talking $25K+ and ongoing issues.

Termites are very common in many areas of Toronto. Prior to buying a home, it’s a good idea to contact Aetna (local pest company) and ask how often they treat homes on your street. This will give you a baseline for the risk. Termites can seem scary, but it really depends on the extend of the infestation. Some termite infestations can require digging a trench around your home and treating for them one time with a follow up treatment every few years. This will run you about $5-10K and all things considered, isn’t that bad. In severe termite situations, there could be damage to the structure of the home and a persistent infestation. A home inspector will often be able to identify the extent of damage in their assessment.

Water damage definitely seems terrifying, but in many cases there is a clear path to remedying the situation. In a best case scenario you may find water damage being caused by a leaky pipe, an exterior downspout that is placed too close to the house and simply needs an extension piece out into the backyard and a fresh coat of parging (concrete on the bottom section of the exterior of your home), or evidence of an old issue that’s since been rectified. In a moderate situation you’ll looking at waterproofing your home. From the exterior of the home this involves digging a trench and will run you about $10-15K. From the interior of the home this involves a weeping tile system and will be about half the cost. In both situations, it’s often recommended to install a sump pump. So here’s where it gets interesting – talk to the neighbours. Do they have water issues? Is the water table high in the area? Have they had ongoing issues? Have they waterproofed? Do they have an active sump pump? This will help you identify whether the water issues are neighbourhood-wide or related to the construction of the home. In a worst-case scenario, there could be structural damage and ongoing issues with water penetration that could run you upwards of $50K, but in many cases there is an easily identifiable root cause and a solution at hand.

FIRST TIME BUYERS BEWARE. These are concerns that come with unpredictable price tags and higher risks:

Structural issues when identified in a home inspection report can range from mild foundation issues to unsupported walls. I generally don’t recommend purchasing a first home with any structural issues unless you can have a specialist review the situation ahead of time, offer assurances of the remediation, and provide a firm quote.

Outdated underground plumbing is not uncommon in old homes, but can come with a major price tag. If, for example, a home was clay pipes running under the basement and tree roots are growing through them (a common occurrence in Toronto), this can involve tearing up your entire basement floor, digging out the old sewer lines and running new pipe. The price tag on this can run you north of $30K once you factor in the demolition, excavation, plumbing work, and renovations to return the home to its finished state.

Dysfunctional layouts can be a dealbreaker. If you are looking for a wide open modern space, but are looking at original 1920’s layouts, you may be disappointed. For the right personality type, I suggest buying a fixer upper and creating the layout of your dreams (and I’ll support you through the process start to finish), but for many people that comes with more headaches and risk than it’s worth. Opt for a layout and floorplan that works for you from the start. Minor changes are okay, but don’t buy something that goes from wanting a hallway widened to spending $200K on reconfiguring the home.

“The charm and character of old homes calling your name? Me too!! I LOVE old character homes more than anything in the world. One of the ways I help clients that is unlike other realtors, is I bring my building knowledge to the table. I know what to look for and how to spot it. I can also help you envision the possibilities and analyze the risks and rewards. Just all part of the Beach Hill service. “

*For informational purposes only. It is recommended that buyers do due diligence on every property being considered for purchase, including home inspection and property-specific remedial quotes. The information above is intended to provide average ranges only and should not be considered a quote for work.