I Work With San Francisco Homeowners Every Day. Here’s What I Wish More People Knew About Buying a Fixer-Upper, or Any Old Home, in the City.
Especially if it’s your first home.
7 minute read.
The hardwood floors are beautiful. The light is right. You walk into the front room and instantly imagine the dinner parties, the bookshelves, the bath you’ll take in that old clawfoot tub.
But the draft in the hallway doesn’t go away. There’s a faint smell of mildew by the baseboards. And when you finally get into the crawlspace, or someone does, you find out the electrical panel is wildly outdated. Or there’s water intrusion no one mentioned. Or the stairs are failing.
If you’ve recently bought a fixer-upper in San Francisco, or you’re thinking about it, you’re probably feeling some mix of excitement, panic, urgency, and confusion. I get it. I recently have been talking to homeowners in this exact place every week.
And I want to say this right up front: this can be a huge, overwhelming undertaking! But also a highly rewarding journey.
I recently read this article in Mansion Global, and it made a great case for why now might be the right time to buy a fixer-upper, especially in a more buyer-friendly market.
That lined up with what I’ve been seeing here in San Francisco.
More and more of the homeowners I speak with, especially millennial-aged couples, are landing what seems like an incredible opportunity: a home price that has dipped a bit with great bones. The charm is there. The potential is real. But when they start trying to make it their own, they find themselves overwhelmed by what it actually takes to get the home safe, functional, and up to code.
They’re renting somewhere else, trying to make things livable before move-in, and realizing their remodeling budget is already stretched thin before they get to any of the exciting stuff.
Sometimes they’re embarrassed they didn’t see it coming. Sometimes they’re scared they’ve made a mistake. Most often, they’re just trying to figure out where to start, and who to trust.
Here’s What I Often See Happen
When I walk homes with our team, we often see patterns repeat:
Water stains that were patched over, but not resolved
Homes that are not insulated, and filled with old knob and tube, bloating energy bills $$
Electrical panels that can’t support a new kitchen or car charger
Hidden plumbing or venting challenges because there’s no side yard access
New windows installed without redoing the waterproofing or siding
Old gas furnaces that may have asbestos in them
Staircases that need major repair but cost more than anyone budgeted for
Dryrot (or god forbid, termites) hidden behind walls and old siding that are compromising the home’s structural integrity
the list can go on…
I’ve had homeowners tell me things like:
“We thought we were getting a deal. But I’m starting to feel like we’ll be living in a construction zone for the next five years.”
Or:
“We were excited about updating the kitchen and bathrooms, but now we’re just trying to figure out how to get the wiring replaced without losing our minds, or our savings.”
I want you to know that you’re not being dramatic if this feels overwhelming. These homes are over 100 years old. Many of their parts are just… aging out. It’s a daunting undertaking.
What I’d Love to Share with You if You’re a San Francisco Homeowner (or Seeking to be One!)
If we were having a coffee right now at my kitchen table and you told me you’d just bought a fixer-upper, here’s what I might tell you:
This isn’t about fear, it’s about clarity. You deserve the full picture, early on, so you can plan accordingly and avoid more costly surprises down the road.
You can (and probably will) phase your remodel. This just means you’re being thoughtful with your investment, and doing it in a way that makes most sense for you.
Listen to your gut. If something feels off about a bid, it probably is. And if you’re not sure who to trust, find someone who’s been in the trenches with these homes and isn’t afraid to tell you the hard stuff gently.
Realtors aren’t remodelers. Their job is to sell you the house, not to inspect framing, waterproofing, or electrical loads.
Sometimes, it’s okay to wait. Just because the market finally worked in your favor doesn’t mean you have to rush into a remodel. Living in the home for a while can give you clarity. And sometimes, the most sustainable move is waiting until the timing is right.
What You Can Do Now
If you’re feeling overwhelmed, please allow the below to offer you some clarity or a boost of energy to take your next informed step:
Pause before you plan. Give yourself time to live in the home before committing to a full remodel scope. We always recommend at least a year!
Have an on-site walkthrough. A trusted design-build team can help you assess priorities and costs before you start, giving you an entire look at the home.
Separate the must-haves from the want-to-haves. Focus first on safety, function, and longevity. The pretty stuff will come :)
Be cautious with low bids. They may seem appealing now, but can cost more in the long run if corners are cut.
Don’t go it alone. This city is full of talented professionals who care deeply about preserving its housing stock and helping people live well in it.
If You’re Still House-Hunting…
You don’t need to panic. You just need better information.
Sometimes that means walking through a home before you buy to understand what’s really going on under the surface. Other times, it means making sure that the remodel you’re dreaming about is even possible on your lot, within code, and with your current systems.
At 415, we offer walkthroughs for homeowners who are either in escrow or just closed. We bring a clear eye and deep experience with San Francisco’s housing stock.
We’ll share what we’ve learned working in these old homes over the years and help you assess what’s critical, what can wait, and what’s likely to cost more than expected. And we’ll talk with you about what matters most, not just what’s possible.
What’s included in an on-site walkthrough →
How We Approach These Homes
We don’t come into your home just to talk tile and paint colors. We come in to understand what’s really going on; how your systems are functioning, what’s aging out, where the structure needs love, and how all of it impacts your day-to-day.
We see the house as a whole. And we work with you to find a path forward that’s realistic, honest, and in service of how you want to live, not just what looks good on paper.
We’ll tell you if something can wait. We’ll tell you if something’s critical. We’ll help you weigh the emotional, financial, and long-term implications, because remodeling an old home isn’t just about ROI. It’s about making the place you live work for you.
You Can Still Love This Home
I know that the romance of buying your first home can start to fade once the walls come down and the wallets crack open. But you can still love this home. It can still become exactly what you hoped it would be.
It just might take a little more time, and the right team walking beside you.
If you’re in this season right now and want to talk, I’m always happy to connect.
With Care,
— Bee Rasmussen, Client Engagement Director
Reach out to me here →
415 Remodeling is a full-service design-build firm based in San Francisco, specializing in design-forward remodeling of the city’s older homes. We care deeply about your experience, your home, and how you live in it. Tell us about your project →
