Older residential buildings in desirable urban neighborhoods often carry a charming air and historic cachet about them that modern constructions frequently lack. However, they also can come with unique safety issues and challenges.

Over time, building codes and safety standards evolve, which can lead to many older structures being out of compliance, with potentially hazardous deficiencies.

If you are considering purchasing a condominium in a mature building, or an aged multifamily investment property, you’ll want to know what to look for in terms of identifying and mitigating potential safety issues.

In this article, we dive into essential safety upgrades for older buildings that will protect occupants, while making your property more desirable, worry-free and a better investment.

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Electrical System Overhaul

One of the biggest concerns with old buildings is their electrical systems.

Older residential buildings in Manhattan, New York City

Modern appliances and devices require a level of electrical power that these aging systems may not be equipped to handle. Hence, old electrical systems are a common safety hazard in aged buildings, posing a risk of electrical fires and power failures.

Here are several key areas that pertain the importance of accessing the status of an electrical system in an older residential building:

 

The Importance of a Modern Electrical System

Over time, wiring can degrade, and electrical panels may become overloaded, leading to dangerous conditions. Building owners can significantly reduce these risks by replacing outdated wiring and electrical panels with modern, safer alternatives.

Living room with two arched windows in modernized older condo with electronic devices and lighting

New electrical systems are safer and more efficient than outdated systems, which is key as the average person uses more energy-dependent devices and equipment than in the past.

According to the U.S. Energy Information Administration (EIA), about 23% of U.S. household energy use in 2020 was comprised of consumer electronics, including computers, smartphones, and Internet streaming devices.

Overhauling your building’s electrical system can also lower electricity bills and improve the building’s overall energy performance.

 

Identifying Signs of an Outdated Electrical System

When touring an old building, pay close attention to signs like flickering lights, outdated electrical panels, and a limited number of outlets in each room. These are clear indicators that the electrical system may not be up to modern standards.

Another obvious sign that a building has inadequate power supply is experiencing power outages when running simple appliances like a portable space heater or toaster oven, especially during peak hours of electricity usage.

When a building requires more power, upgrades to the electrical panel and wiring are often necessary. A load calculation is conducted to determine an adequate amount of power for current electrical loads, as well as future, anticipated levels. If additional power is required, the property transformer would need to be upgraded.

 

The Risks of Old Electrical Wiring

Older wiring, such as knob-and-tube or aluminum wiring, can pose significant fire hazards. These types of wiring are prone to overheating, especially under the demands of today’s electronics. Additionally, aging insulation around wires can break down, increasing the risk of electrical shocks or power surges.

 

Electrical Components that Often Need to be Upgraded

It’s essential to hire a licensed electrician to perform a thorough inspection of any electrical system. This type of inspection should include the wiring, breaker panels, outlets, and grounding.

Components of older electrical systems in residential buildings that often need to be updated, include:

  • Outdated Electrical Panels
  • Metering Systems (Building-Wide Metering versus Individual Unit Metering, AKA Submetering)
  • Old Electrical Wiring
  • Outdated Outlets (e.g. GFI – Ground Fault Interrupter outlets for appliances near water sources)
  • Insufficient Number of Outlets in Residential Units
  • Lighting in Common Areas (using LED lighting for increased energy efficiency and easier maintenance)

 

Retrofitting Fire Suppression Systems

One of the critically essential safety upgrades for old buildings is the modernization of fire suppression systems. Many older structures have outdated sprinkler systems, or worse, none at all, which puts them at significant risk during a fire.

Condo kitchen 176 Apt 4 Tribeca, Manhattan, New York City, Image courtesy of Douglas Elliman

Beautiful modernized kitchen in an historic residential building
Image courtesy of Douglas Elliman

Fire suppression retrofitting involves upgrading or installing new fire suppression systems, such as sprinklers and fire alarms, to meet current safety standards. This process ensures that older buildings can better detect and control fires, significantly reducing the risk of property damage and loss of life.

Licensed specialists can add or upgrade the following types of components in a retrofitted fire suppression system:

  • Fire-rated doors that close automatically in the event of a fire.
  • State-of-the-art sprinkler systems that activate automatically in case of a fire.
  • Modern fire alarms with advanced smoke detection capabilities.
  • Standpipes that ensure firefighters can easily access water in tall or large buildings.
  • Alarm systems that connect directly to local fire departments for rapid response.
  • Emergency exit lights and illuminated signs to guide occupants during an evacuation.
  • Connections for fire department hoses, allowing quick access to the building’s internal water supply.

 

Asbestos and Lead Abatement

If you’re considering purchasing an older or historic home, remember that many older buildings contain hazardous materials, such as asbestos and lead paint, which pose significant health risks to occupants.

Once used for its insulating properties before the 1980s, asbestos can cause serious respiratory illnesses. When asbestos-containing materials are disturbed or degrade over time, they can release tiny fibers into the air, which can be inhaled and lead to serious health conditions, including lung cancer and mesothelioma.

Toxic lead-based paint was widely used in homes and buildings before it was banned in the United States in 1978. If the paint in the building is peeling or deteriorating, it can create lead dust that’s especially dangerous to children and pets. Even small amounts of lead exposure can lead to developmental delays and other health problems.

Only certified professionals should carry out abatement procedures involving safely removing or encapsulating these dangerous substances. They can ensure compliance with modern safety regulations, improve indoor air quality, and reduce the risk of various health issues.

 

Additional Safety Concerns

In addition to electrical, fire and toxicity safety concerns, the structural integrity of the building should not be overlooked.

Front steps to the entrance of an older residential building

Cracks and Foundation Issues

Older buildings may show signs of structural wear and tear, such as cracks in the walls, ceilings, or foundation. These issues can indicate serious underlying problems, like shifting foundations or water damage, which can be costly to repair.

Plumbing and Water Damage

The plumbing systems in older residential buildings are also worth examining. Aging pipes are prone to leaks, rust, and bursts. Water damage from leaks can lead to more serious issues like mold and rot, which can compromise the health of residents and the building’s structural integrity.

Dealing with Mold and Mildew

Mold thrives in damp, humid environments, which can be common in old buildings with outdated plumbing or poor ventilation. Mold can cause respiratory problems and allergic reactions, so it’s important to have any signs of water damage or mold growth professionally assessed and remediated.

 

Making an Informed Decision

Purchasing a condominium in an old building requires careful consideration of safety risks. While these structures may offer charm and character, they can also come with outdated systems and hazardous materials. By conducting thorough inspections, consulting with professionals, and understanding the costs of necessary upgrades, you can make an informed decision that balances the appeal of history with the need for modern safety and amenities.

Duane Street in Tribeca Manhattan, New York City

Updating safety features in older multifamily properties will preserve the building’s value and ensure the well-being of occupants. Modernizing electrical systems, retrofitting fire suppression capabilities, and replacing hazardous materials, such as asbestos and lead, are essential steps in ensuring safety and compliance. Real estate investors should always focus on these types of safety upgrades to mitigate serious risks, enhance marketability and the given property’s long-term value.

 

 

FAQs

What should I look for in an electrical system in an old condominium?

Look for signs like flickering lights, outdated panels, and a limited number of outlets. A professional inspection can help identify any underlying issues.

How can I tell if an old building contains asbestos?

Asbestos was used in insulation, flooring, and other materials before the 1980s. A professional test is required to confirm its presence.

Is lead paint still a risk in older condominiums?

Yes, especially if the paint is deteriorating. Lead paint poses a significant health risk, particularly to children and pets.

Can I retrofit an old building with modern fire safety systems?

Yes, older buildings can be retrofitted with modern systems, such as sprinklers, smoke detectors, and fire-rated doors, to improve fire safety.

How do I know if an old building complies with modern safety codes?

You can ask about recent renovations and permits, and consult with a professional to ensure the building meets current safety standards.

 

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