San Antonio has some of the most distinctive older homes in Texas, from King William and Monte Vista to Dignowity Hill and Tobin Hill. Renovating one is rewarding, but it is different from remodeling a newer house. This guide covers what to plan for before work starts.
Step 1: Find out whether design review applies
Historic districts and landmarks may require design review before work begins. Check with the City's Office of Historic Preservation whether your property is individually designated or inside a local historic district. For those properties, exterior changes often need a Certificate of Appropriateness before a building permit is issued. Some interior work does not, but confirm with the City rather than assume.
Typical items that get reviewed:
- Windows and doors
- Siding, masonry and porch details
- Roofing materials
- Additions and new accessory structures
- Fences, walls and site features visible from the street
Plan time for review in your schedule, especially if your project needs a public hearing.
Step 2: Expect hidden conditions
Older homes almost always hold surprises. Common ones include:
- Pier-and-beam foundations that need releveling or new supports
- Knob-and-tube or outdated wiring, evaluated and replaced by a licensed electrician
- Galvanized or cast-iron plumbing, evaluated by a licensed plumber
- Termite or water damage in framing and sills
- Lead-based paint in homes built before 1978, which requires lead-safe work practices under the EPA's RRP rule
- Asbestos in some older materials, which should be tested before disturbance
A careful pre-construction investigation, sometimes with small exploratory openings, reduces mid-project surprises.
Step 3: Repair or replace?
Preservation usually favors repairing original features where practical. Original wood windows, for example, can often be restored and weatherized. Decide feature by feature, and document conditions with photos before work starts.
Step 4: Upgrade systems before finishes
The usual order is:
- Foundation and structural repairs
- Roof and exterior weatherproofing
- Rough-in electrical, plumbing and HVAC by licensed trades
- Insulation where it can be added without trapping moisture
- Plaster or drywall, trim, flooring and paint
Fitting new ductwork and wiring into old walls takes planning. Look for chases, closets and attic routes early.
Step 5: Permits and inspections
Structural work, additions and trade work usually need permits. Residential structural work requires a contractor with the City's Residential Building Contractor registration, and trade permits are obtained by licensed trade contractors. See our San Antonio building permit guide.
What changes the budget
- Design review requirements and any required materials
- Extent of foundation and framing repairs
- Electrical, plumbing and HVAC replacement
- How many original features are restored versus replaced
- Lead-safe work practices and any hazardous material testing
Related planning
For broader scope and phasing advice, see planning a whole-home remodel. For our services, see whole-home remodeling.
Planning a historic home renovation in San Antonio? Book an estimate consultation with 214 Veteran Solutions, a veteran-owned general contractor, or call (210) 796-3695.