Wide-plank floors, deep windowsills, a stone foundation, a barn out back. For many of the buyers we work with, an older home or farmhouse is the whole point of moving to the Somerset Hills. These houses have character that is hard to reproduce.
They also have histories. Most have been updated in stages, by different owners, over many decades. Buying one well means appreciating the charm while looking carefully at what's behind it.
Start With the Bones
Before falling for the details, focus on the things that are hard or costly to change:
- Foundation and framing. Older stone and block foundations can perform well for a long time, but look for signs of water, movement, or past repairs. Sagging floors or rooflines deserve a closer look.
- Roof and drainage. Gutters, downspouts, and grading do a lot to protect an older house. Ask about the roof's age.
- Additions. Many farmhouses have been expanded more than once. Where old meets new is a good place for your inspector to spend time.
Systems, Old and New
The mechanical side of an older home tells you a lot about how it has been cared for.
- Electrical. Ask what has been updated and when. Your inspector can flag older wiring types or panels that may concern an insurer.
- Heating. Older homes may have boilers and radiators, forced air, or a mix. If the home uses or once used heating oil, our recent guide to heating oil tanks explains what to ask about tanks, above or below ground.
- Plumbing. Ask about supply and drain lines, and whether any older piping remains.
- Well and septic. Many country homes rely on both. New Jersey's Private Well Testing Act and a septic evaluation are covered in our earlier well and septic guide.
Lead-Based Paint
If a home was built before 1978, federal law applies. According to the U.S. Environmental Protection Agency, sellers and their agents must give buyers the pamphlet Protect Your Family From Lead in Your Home, disclose any known lead-based paint or hazards, and provide any available reports. Buyers are generally given a 10-day period to conduct a lead-based paint inspection or risk assessment, which the parties can lengthen, shorten, or waive in writing.
Lead paint in good condition is usually not a hazard, but peeling or chipping paint, and renovation work that disturbs it, needs care. Plan any projects with that in mind.
Historic Districts and Renovation Plans
Several of our communities include historic districts, and some towns review exterior changes to homes within them. If you're buying in or near a district and already dreaming of a new porch, windows, or an addition, ask the town early about what's involved. Also ask about open or unclosed permits for past renovations, which we discussed in our post on clearing the paper trail.
Barns, Outbuildings, and Land
A barn or carriage house can be a wonderful bonus, but it is a structure with its own needs. Include outbuildings in your inspection, and ask how they're used, insured, and taxed. If the property is large, our guide to buying a home on acreage covers boundaries, easements, and farmland assessment.
Budget for Ongoing Care
Older homes reward owners who plan for maintenance. Rather than counting on a single big project, think in terms of steady care: painting, pointing masonry, servicing systems, and keeping water away from the house. Your inspector and contractors can help you prioritize.
Making a Confident Offer
A few habits help buyers of older homes:
- Bring a licensed home inspector with experience in older houses, and add specialists where needed
- Read the seller's disclosure statement closely
- Ask for records of past work, permits, and service
- Leave room in your timeline for follow-up evaluations
The Takeaway
An older home or farmhouse can be the most rewarding purchase you make. Go in with curiosity, a good inspection team, and a realistic plan for upkeep, and you'll buy the character you love with eyes open.
Searching for a farmhouse or a home with history? Call Fahey Realtors at 908.204.0600 or stop by 61 Claremont Road in Bernardsville. We know these houses and would be glad to help.
