Virginia-Highland Home Inspection - Our 1920s Bungalow Experience

Published January 4, 2025 by Mike Chen

Atlanta, GA

Key Takeaways

  • Virginia-Highland's 1920s bungalows often have pier-and-beam foundations that require careful inspection
  • Original windows and siding have character but may need significant restoration
  • Electrical systems in pre-war homes frequently need updating for modern use
  • Budget 10-15% of purchase price for updating older VaHi bungalows

Sarah found her dream home on Barnett Street—a 1924 Craftsman bungalow with original hardwoods, a deep front porch, and the character that draws people to Virginia-Highland. At $650,000, it was priced at the lower end for the neighborhood, which should have been the first warning sign.

The inspection report ran to 47 pages. Original knob-and-tube wiring remained in parts of the attic. The pier-and-beam foundation showed evidence of settling and past repairs. Every original window needed restoration or replacement. The list went on.

Sarah bought it anyway—she loved the house and understood what she was getting into. Two years later, she's spent $45,000 on improvements and doesn't regret a penny. But she went in with eyes open, and that made all the difference.

The Challenge of Century-Old Homes

Virginia-Highland developed primarily in the 1910s and 1920s as a streetcar suburb, and many original homes survive. These bungalows have tremendous character—wide front porches, original millwork, established trees—but they also have 100 years of history in their systems and structure.

Inspecting these homes requires understanding what's typical for the era versus what's genuinely problematic. Some findings that would concern inspectors in a 1990s home are expected in a 1920s bungalow.

Pier-and-Beam Foundations

Most VaHi bungalows sit on pier-and-beam foundations rather than slab or full basements. These foundations consist of concrete piers or stacked brick supporting wooden beams, with a crawlspace underneath. Inspectors check for adequate support, proper spacing, evidence of settlement, and moisture conditions in the crawlspace.

Sarah's home had several piers that had been sistered—reinforced with additional supports—at some point, indicating past movement. Her inspector said this was common for the neighborhood and not alarming, but he recommended monitoring for any active movement.

Original Electrical Systems

Knob-and-tube wiring was standard when these homes were built. While not inherently dangerous, it wasn't designed for modern electrical loads and can't be covered with insulation. Many VaHi homes have been partially rewired over the decades, creating a mix of old and new systems that requires careful evaluation.

What Sarah's Inspection Revealed

Beyond the foundation and electrical findings, Sarah's inspector noted several issues specific to older Atlanta homes.

Window and Exterior Condition

The original wooden windows had rope-and-pulley counterweights—wonderful mechanical simplicity that still worked after 100 years. But the glazing putty had failed on most windows, sashes were painted shut in several rooms, and several sills showed rot from decades of Georgia humidity. Window restoration quotes ranged from $400 to $800 per window.

Plumbing Evolution

The home's plumbing told the story of its updates. Original galvanized supply lines remained in some areas, replaced with copper in others, with PEX used in a bathroom remodel. Drain lines were a similar mix of original cast iron and newer PVC. The inspector noted the galvanized sections as future concerns—functional now but likely to need replacement within five to ten years.

HVAC in Older Homes

Central air conditioning had been retrofitted into the home at some point, with ductwork running through the attic and crawlspace. The inspector noted that duct routing in older homes is often compromised—runs that are too long, inadequate returns, and leaky connections. Sarah's system worked, but efficiency was poor compared to modern installations.

Making the Decision

Sarah's agent, who specializes in intown Atlanta properties, helped her contextualize the inspection findings. Many items were typical for the neighborhood and era. The question wasn't whether the house had issues—all 100-year-old homes do—but whether the issues were manageable and priced appropriately.

She negotiated $20,000 off the asking price based on the electrical and window findings and closed with a clear plan for updates.

Prioritizing Repairs

Working with her inspector's recommendations, Sarah addressed safety items first: completing the electrical update to remove remaining knob-and-tube and adding GFCI protection in bathrooms and kitchen. Window restoration came next, focusing on the most deteriorated units. Foundation monitoring continues, with no active movement detected.

Advice for VaHi Bungalow Buyers

Sarah's experience reflects what many Virginia-Highland buyers encounter. The neighborhood's charm comes with maintenance requirements, and buyers should budget accordingly.

Her recommendations: get a thorough inspection from someone experienced with older homes, expect a lengthy report, and don't panic at findings that are typical for the era. These homes have survived a century—with proper maintenance, they'll last another century. But they require owners who appreciate and invest in their preservation.

Two years in, Sarah's Barnett Street bungalow is everything she hoped for. The original heart pine floors glow in the afternoon light, the porch is perfect for evening conversations, and yes, there's always another project waiting. That's part of the deal with old houses.