How to Renovate a Historic New England Home

There’s something magnetic about New England’s historic homes. Whether it’s a centuries-old saltbox, a tidy Colonial, or a sprawling farmhouse tucked along a stonewall-lined road, these houses carry with them the weight of history. Every slanted floorboard and weathered beam tells a story of the families who came before us.

But while the charm is undeniable, so are the quirks. Renovating an old home is equal parts exciting and unpredictable. Even what seems like a straightforward kitchen remodel can reveal knob-and-tube wiring behind the plaster or a foundation that’s been shifting quietly for 150 years.

The good news? With the right approach, these challenges become opportunities. Oxland Builders understands that the goal is never to strip away the soul of a historic property, but to balance preservation with modernization, keeping the details that give a home its character while updating the systems that make it safe, efficient, and comfortable for life today.

Table of Contents

• Laying the Groundwork: Understanding Historic Building Practices
• Foundations: Granite, Fieldstone & Settling Truths
• Framing: From Heavy Timber to Balloon Construction
• Plumbing: From Lead Pipes to Modern Supply Lines
• Insulation: Drafty Charm Meets Building Science
• Electrical: Knob-and-Tube and Modern Demands
• Roofing: Slate, Wood Shingles, and Longevity
• Windows: Restoration vs. Replacement
• Flooring: Wide Planks, Squeaks & Surprises
• Finishing Practices & Materials: Plaster, Paint, and Craftsmanship
• Striking the Balance: Charm Meets Comfort
• How Oxland Builders Approaches Historic Renovation

Laying the Groundwork: Understanding Historic Building Practices

Before you can plan meaningful updates, it helps to understand how these homes were built in the first place. New England has one of the deepest housing histories in the country, and every era of construction came with its own unique materials and methods.

• 1700s–Early 1800s: Heavy timber framing with massive hand-hewn beams, joined by mortise-and-tenon. Fieldstone or granite block foundations. Horsehair plaster walls. Wide-plank pine floors.

• Mid-1800s: Balloon framing became popular, faster and cheaper to build, but notorious for creating hidden “chimneys” inside walls where fire can spread.

• Late 1800s–Early 1900s: Cast-iron plumbing pipes, knob-and-tube wiring, and ornate finishes like slate roofs and decorative millwork.

• Early 20th century: Introduction of indoor plumbing, central heating, and more standardized lumber—but insulation was still a rarity until much later.

Careful Planning Helps Us Identify Historic Elements and Challenges

One of the keys to successful historic renovation is getting eyes on what’s inside the walls before you commit to design decisions. At Oxland, we’ll often open exploratory sections of plaster or lath during the planning stage. This lets us verify what systems are present, how the structure has aged, and where surprises might crop up.

Of course, even with the best planning, old homes have a way of keeping a secret or two. It might be a forgotten chimney, a hidden crawlspace, or joists cut to make way for old plumbing. The goal isn’t to avoid surprises altogether. That’s nearly impossible, but we can reduce them by being proactive early in the process.

Foundations: Granite, Fieldstone & Settling Truths

A historic New England home almost always rests on a granite or fieldstone foundation. These walls were built to last, but they weren’t built for the kind of use we expect from basements today.

Common Challenges in Historic Foundations

• Moisture & seepage: Fieldstone is porous, and many old homes lack exterior drainage systems.

• Mortar erosion: Over decades, mortar crumbles and creates gaps where water and pests sneak in.

• Frost heave: Seasonal freeze-thaw cycles can cause subtle but steady movement in stone walls.

• Uneven floors above: Sagging or sloping in the main living space often starts with foundation settlement.
  
  

Modern Remedies for Old Foundations

• Interior drainage and sump pump systems to redirect water.

• Repointing mortar with historically appropriate mixes.

• Selective underpinning or reinforcement when settling threatens structural integrity.

• Spray-on sealants and vapor barriers applied carefully so the walls can still “breathe.”

Pro Tip: Many New England basements were never intended to be finished living spaces. Before planning that cozy den or wine cellar in your basement remodel, invest in proper waterproofing and ventilation. Otherwise, you’ll be fighting moisture forever.

Curious about remodeling costs in our area this year? Our complimentary cost guide is here for you.

Framing: From Heavy Timber to Balloon Construction

Step inside the bones of a historic home, and you’ll find a framing system that reflects its era.

Heavy Timber (1700s–early 1800s)

• Massive, hand-hewn beams with irregular dimensions.

• Mortise-and-tenon joinery, strong but not always square.

• Often exposed in living spaces, which homeowners now treasure as a design feature.

Balloon Framing (mid-1800s–early 1900s)

• Long, continuous studs running from sill to roofline.

• Faster and cheaper to build, but:

  • Lacks fire-stopping; walls can act like chimneys in a blaze.

  • Can bow or twist as wood dries and ages.

Common Framing Issues & Fixes for Historic Homes

• Settling and sagging: Sistering new joists alongside old ones helps strengthen tired floors.

• Out-of-square walls: Expect some creativity in cabinetry, drywall, and trim installation.

• Exposed beams: Reinforce if needed, but highlight them. They’re part of the home’s soul.

Did You Know? In some historic homes, you’ll find framing lumber stamped with a shipwright’s mark. Builders often repurposed materials from old ships when timber was scarce.

Plumbing: From Lead Pipes to Modern Supply Lines

Plumbing is one of the biggest “hidden systems” in an old home. And it’s almost guaranteed you’ll uncover something outdated, especially if you’re planning a bathroom remodel where modern function has to blend seamlessly with historic character.

Plumbing Realities You Might Find

• Lead supply lines: Common before the 1920s; a serious health hazard today.

• Galvanized steel: Corrodes from the inside, leading to weak water pressure and rusty water.

• Cast iron or clay sewer pipes: Can last a century but are prone to cracks and root intrusion.

• Hand-dug wells or cisterns: Sometimes still connected in surprising ways.

Modern Solutions for Dated Plumbing

• Replace old supply lines with PEX or copper for reliability and code compliance.

• Consider trenchless sewer repair if you’re dealing with fragile landscaping or historic stonework.

• Install pressure-balancing valves and modern venting to bring comfort up to current standards.

Pro Tip: Many older homes have “orphaned” pipes, abandoned runs that were never fully disconnected. They can harbor stagnant water and should be removed during renovation.

Insulation: Drafty Charm Meets Building Science

If you’ve ever lived in a historic New England home, you know the feeling: winter winds sneaking through the walls, summer heat settling in the attic. That’s because most homes built before the mid-20th century had little, if any, insulation.

What’s Inside the Walls of Old New England Homes

• Horsehair plaster: Offers some density but no real thermal resistance.

• Newspaper or sawdust: Occasionally stuffed into cavities as DIY “insulation.”

• Empty voids: The most common scenario.

The Risks of Insulating Wrong

• Trapping moisture where walls can’t dry naturally, leading to rot or mold.

• Using vapor barriers that block a home’s ability to “breathe.”

Best Practices for Insulation Today

• Blown-in cellulose for existing walls, carefully installed to avoid air gaps.

• Spray foam in basements and attics to seal air leaks.

• Rigid foam panels when re-siding, creating an insulated “blanket” without disturbing interior plaster.

Pro Tip: In historic homes, insulation isn’t just about R-value. Air sealing, closing the tiny cracks where drafts creep in, is just as critical. Done right, it improves comfort dramatically without disturbing historic materials.

Electrical: Knob-and-Tube and Modern Demands

Electrical systems are one of the biggest safety concerns in older homes. While charming in many ways, 19th- and early 20th-century wiring was never designed for today’s load of appliances, lighting, and technology.

Common Electrical Wiring in Historic Homes

• Knob-and-tube wiring (1880s–1940s): Exposed ceramic knobs and tubes guiding cloth-insulated wires. Still functional in some homes, but:

  • Not grounded.

  • Prone to brittle insulation.

  • Often spliced or altered unsafely over the years.

• Fuse boxes: Outdated and undersized for modern needs.

• Unlabeled or overloaded circuits.

Modern Solutions for Updating Electrical Systems

• Whole-home rewiring: Safest and most comprehensive approach.

• New breaker panels with room for expansion.

• Install Ground fault (GFCI) outlets where no ground wire is present and arc fault (AFCI) protection for safety and code compliance.

Insurance Implications

Many insurers won’t cover homes with active knob-and-tube wiring. Upgrading electrical not only improves safety but also protects homeowners financially.

Pro Tip: Even if the wiring “looks fine,” hidden junctions buried in plaster can create serious fire risks. Opening exploratory sections of wall during planning helps identify these issues before they become emergencies.

Roofing: Slate, Wood Shingles, and Longevity

The roof of a historic New England home is often its most striking feature, and one of the most critical to get right.

Historic Roofing Materials

• Slate: Can last 100+ years if properly maintained.

• Cedar shakes or shingles: Classic, but prone to rot without ventilation.

• Tin or metal panels: Common in the 19th century, offering surprising longevity.

Common Roofing Issues in New England Homes

• Hidden leaks under slate or wood shingles. Rusting nails will eventually rust through sending slate shingles sledding for doom.

• Rafters undersized by modern standards, leading to sagging.

• Heavy weight of original materials stressing the structure that minimize what can be altered in an existing room.

Modern Approaches to Updating Historic Rooflines

• Synthetic slate or composite shingles mimic the look of historic roofs with lighter weight and easier maintenance.

• Ice and water shield membranes to combat New England’s notorious ice dams.

• Selective repair instead of wholesale replacement to preserve authentic materials.

Did You Know? Many original slate roofs were installed with copper nails, which last nearly as long as the slate itself. If you’re lucky enough to have one, careful repair can extend its life for decades more.

Windows: Restoration vs. Replacement

Few details define the character of a historic home more than its windows. The wavy glass, the weight-and-pulley mechanisms, the narrow muntins, these features are nearly impossible to replicate with off-the-shelf replacements.

Why Original Windows Matter

Old-growth lumber frames are dense and durable, often outlasting modern replacements when maintained. Combined with exterior storm windows, they can rival the efficiency of new double-panes while keeping the authentic look intact.

When to Replace Old Windows

Not every window can be saved. Severe rot, lead paint hazards, or frames beyond repair may make replacement the smarter move. In those cases, choosing historically sensitive replacements, custom wood frames or aluminum-clad wood, helps maintain curb appeal while improving performance.

Pro Tip: Don’t be swayed by the myth that all old windows are “energy hogs.” With proper weatherstripping, reglazing, and storms, restored originals often outperform low-end replacements.

Flooring: Wide Planks, Squeaks & Surprises

Walk into an old New England farmhouse and you’ll often find yourself standing on wide-plank pine floors, worn soft from generations of footsteps. These floors carry incredible charm, but also quirks.

The Beauty and the Challenges of Old Floors

Original planks may be cupped, gapped, or riddled with squeaks. Some have been patched over the years with mismatched woods. In a few cases, we uncover hidden surprises beneath layers of flooring: newspapers from the 1800s, hand-forged nails, or coins slipped between boards long ago.

Bringing Old Floors Back to Life

Restoration often involves selective replacement of damaged boards, sanding carefully to preserve patina, and sealing with finishes that highlight the grain. In some cases, we’ll weave new boards into the old, creating a seamless surface that honors the history but holds up to modern living.

Did You Know? Many of these wide boards were cut from single, massive pine trees that no longer exist in New England forests, making them irreplaceable pieces of history.

Finishing Practices & Materials: Plaster, Paint, and Craftsmanship

The walls and finishes of historic homes reveal just as much about their era as the framing or foundation.

Plaster and Paint

Horsehair plaster walls are remarkably resilient, but they often show cracks or bulges after centuries. Rather than tearing them out, careful repair with compatible lime-based plaster keeps walls breathable and prevents future issues. Paint choices matter too. Older homes benefit from breathable coatings that allow moisture to escape, rather than sealing it in.

Historic Finishing Details

From decorative moldings to hand-carved stair balusters, finishing materials often showcase the craftsmanship of another age. Preserving or replicating these details is where a renovation moves beyond simple updates and into true stewardship of the home’s character.

Modern Sensibilities With Historic Homage

Blending modern finishes with historic materials requires a light touch. We might pair a repaired plaster wall with a crisp coat of low-VOC paint, or introduce new tile in a way that complements the patina of wide-plank floors. The key is respecting what’s already there, while making sure finishes hold up to today’s lifestyles.

Pro Tip: Some original materials, like limewash or milk paint, are making a comeback not only for their authenticity but also for their sustainability and health benefits. Sometimes, the “old ways” really were the best ways.

Striking the Balance: Charm Meets Comfort

Renovating a historic New England home is always a balancing act. On one hand, you want to preserve the quirks and details that make it special, the hand-planed moldings, the wavy glass, the wide-plank floors. On the other, you need modern safety, efficiency, and comfort.

Where to Preserve Historic Features

• Architectural details that are hard to replicate: original windows, plaster, trim.

• Visible beams or framing that add character.

• Patinas and finishes that tell the home’s story.

Where to Modernize Aging Elements

• Electrical, plumbing, insulation, anything that touches safety and livability.

• Areas where energy efficiency makes a measurable impact, like roofing and air sealing.

• Spaces you use daily: kitchens, bathrooms, and family gathering areas.

How Oxland Builders Approaches Historic Renovations

At Oxland, we’ve worked in homes that are older than the country itself. We know the thrill of uncovering hand-hewn timbers or original plasterwork and the frustration of finding knob-and-tube wiring tangled in a wall you were hoping not to touch.

Our design-build process easily accommodates historic properties:

1. Exploration & Discovery – We open walls in select places during planning, so we know what we’re working with before demo begins. Surprises happen, but we do our best to anticipate them.

2. Design with Respect – Our in-house designer develops plans that honor a home’s character while making it work for today’s lifestyle.

3. Craft & Coordination – We partner with skilled tradespeople who understand the nuances of old houses, from repointing granite foundations to restoring plaster.

4. Transparency & Communication – Historic homes are unpredictable; we keep you informed at every stage so there are no unwelcome surprises.

Writing the Next Chapter of Your Home’s Story on The Seacoast

Renovating a historic New England home is a chance to preserve the past while building a comfortable, efficient future. With the right approach, every surprise behind the plaster becomes part of your home’s evolving story. Oxland’s design-build team works across Stratham, Rockingham County, and the Southern Maine Seacoast, delivering custom, beautifully crafted interiors with timeless New England charm.

Connect with us today to start planning your project with the precision and care it deserves.