Buying A Historic Home In Elkins Park: What To Expect

Is the charm of a turret, a grand porch, or a slate roof calling your name? If you are eyeing an older home in Elkins Park, you already know the character is hard to beat, but you may be wondering what it really takes to buy and care for one. You want a clear picture of the rules, the costs, and the right steps so you can move forward with confidence.

This guide gives you exactly that. You will learn how historic designation works in Cheltenham Township, the inspections and specialists you will likely need, what upgrades to expect, your financing options, and how to plan your offer and renovation timeline. Let’s dive in.

Why Elkins Park historic homes stand out

Elkins Park sits within Cheltenham Township just north of Philadelphia. The area is known for late-19th and early-20th century homes with distinctive styles like Queen Anne, Colonial Revival, Tudor Revival, and Craftsman. Many properties feature original windows, deep porches, decorative trim, stone or masonry exteriors, and slate roofs.

These homes were built with quality materials and craftsmanship. That is part of their draw. It also means you may encounter specialized systems and details that call for experienced pros. Understanding the basics of preservation and maintenance will help you protect both your budget and the home’s character.

How designation works locally

Local rules in Cheltenham Township

Local designation is what most affects what you can change. In Cheltenham Township, properties in locally designated historic districts or with landmark status typically require design review for exterior work visible from the street, such as additions, window or door changes, roofing and siding, porch repairs, and some site work. You apply for approvals before you pull building permits. Start with the township’s planning and historic preservation pages on the Cheltenham Township website for current procedures, district maps, and staff contacts.

State and national listings

At the state level, the Pennsylvania Historical and Museum Commission (PHMC) maintains surveys and oversees state programs. If you pursue state incentives or technical guidance, you will work with PHMC. You can explore programs and contacts through the PHMC State Historic Preservation Office.

National Register listing is primarily honorary for private owners. It does not usually limit your ability to change a property unless local ordinances apply. Learn more about listings through the National Register of Historic Places.

Standards, permits, and easements

If you seek historic rehabilitation tax credits or certain grants, your work must meet the Secretary of the Interior’s Standards for Rehabilitation. Many local commissions also use these as a reference during design review.

Interior work usually requires building permits but not design review. Demolition often needs review, and some projects may face delay periods. Also ask whether a property carries a recorded preservation easement. Easements are private legal agreements that can restrict changes regardless of local rules. Confirm any easement or deed restriction during your title review.

What you can change

Plan on design review for exterior changes that are visible from the public right-of-way if the home is locally designated. Window replacements, roofing materials, porch work, new additions, and exterior siding often need approvals. Interior renovations usually proceed through standard building permits.

To save time and stress, build a concept plan with a preservation-minded architect or contractor before you file. If you are considering major exterior changes, include a contract contingency for preservation approvals so your timeline and budget are protected if the commission requests design adjustments.

Common issues to expect

Older homes often perform beautifully when maintained, but they come with known patterns of wear. Expect a deeper inspection process and budget for updates.

Systems: electrical, plumbing, HVAC

• Electrical: Knob-and-tube or early cloth-insulated wiring may still be present. Insurers may require upgrades if outdated wiring is active.
• Plumbing: Galvanized steel supply lines and older waste lines can restrict flow or leak. Replacement can involve opening walls and floors.
• HVAC and insulation: You may find aging boilers or furnaces and minimal wall insulation. Plan for efficiency improvements that respect historic materials.

Roofs, masonry, and drainage

• Roofing: Slate is long-lived but needs specialist care. Damaged slate, flashing, or gutters can lead to water intrusion and expensive repairs.
• Masonry: Deteriorated mortar, efflorescence, and spalling brick or stone are common. Repointing older masonry requires the right mortar to avoid damage.
• Foundations and drainage: Stone or brick foundations can show moisture penetration or movement. Poor grading and clogged downspouts often drive water issues.

Environmental hazards and pests

• Lead-based paint is likely in homes built before 1978. If you plan to disturb painted surfaces, contractors must follow the EPA’s Renovation, Repair and Painting (RRP) Rule.
• Asbestos-containing materials may be present in insulation, pipe wrap, or tiles.
• Underground or decommissioned oil tanks sometimes surface in older neighborhoods.
• Termites and other wood-destroying insects can affect wooden elements.

Smart inspections and testing

Broaden your due diligence beyond a standard inspection. Hire pros who work with historic buildings.

• General home inspection by an inspector experienced with older homes.
• Structural engineer if you see settlement, significant wood rot, or major past alterations.
• Slate roof and chimney specialist, plus a masonry contractor familiar with lime-based mortars.
• Environmental testing where indicated for lead paint, asbestos, and buried oil tanks.
• Sewer scope to evaluate clay or aging lateral lines.
• Pest inspection for wood-destroying insects.
• If planning a major rehab, consider a preservation architect for a condition assessment and budget roadmap.

Red flags to note: active water infiltration, severely deteriorated slate or flashing, widespread masonry decay, active knob-and-tube wiring powering the home, hidden or untested oil tanks, and prior structural work without permits.

Budget, financing, and incentives

Ownership costs to expect

Historic homes often cost more to maintain. Specialist contractors, period-appropriate materials, and custom millwork can raise project budgets. If a prior owner deferred maintenance, you may need to address roofing, drainage, mechanical systems, or masonry sooner rather than later. Build a reserve for ongoing care so small issues do not turn into big ones.

Renovation-friendly financing

You can pair a conventional mortgage with cash for upgrades, or you can roll improvements into one loan:

• FHA 203(k) Rehabilitation Mortgage Insurance allows you to finance purchase and rehab together for owner-occupied homes. Review the program via HUD’s 203(k) overview.
• Fannie Mae HomeStyle Renovation also finances improvements with one mortgage. See details at Fannie Mae HomeStyle Renovation.

Local lenders with historic and rehab experience can help you structure draws and renovation escrows. Ask for lender references from your agent and contractor.

Incentives and tax credits

The Federal Historic Tax Credit provides a 20 percent credit for certified rehabilitation of income-producing historic buildings, such as rental or commercial properties. It does not typically apply to owner-occupied single-family homes. If your project involves credits or grants, work must follow the Secretary of the Interior’s Standards. Learn more about the federal program from the National Park Service’s tax incentives page, and contact the PHMC State Historic Preservation Office for current Pennsylvania programs and eligibility.

Grant availability and local programs change over time. Small technical-assistance grants or matching funds sometimes exist through preservation groups or municipalities. Confirm the latest options before you budget.

Insurance and energy use

Insuring older homes can cost more, especially if electrical service, heating systems, or roofs need upgrades. Get quotes early and ask carriers about any required repairs for full coverage. Energy performance in solid masonry and older wood-frame homes differs from newer construction. Window repair, storm windows, careful air sealing, and appropriate insulation upgrades can improve efficiency while maintaining historic features.

Step-by-step buying plan

Use this checklist to move from interest to closing with fewer surprises.

1. Before you make an offer

• Get preapproved. If you expect significant work, discuss FHA 203(k) or HomeStyle with your lender.
• Confirm any local designation with Cheltenham Township’s preservation staff and request applicable district guidelines and procedures on the Cheltenham Township website.
• Ask the seller for permits, renovation records, maintenance invoices, warranties, surveys, and any preservation easements or covenants.
• Line up a historic-savvy inspector and schedule specialty inspections in advance.
• Estimate the remaining life of major systems: roof, HVAC, electrical service, water heater, and foundation.
• Request any prior insurance claim history and start insurance quotes now.

2. During inspections and negotiations

• Add testing contingencies for lead, asbestos, or underground tanks where appropriate.
• Get bids or allowances for high-cost items like slate roof repair, masonry repointing, or mechanical replacement.
• If you plan exterior changes in a locally designated district, include a contingency for preservation approvals.
• Use inspection results to negotiate price adjustments, seller credits, or escrow holdbacks for repairs.

3. After you go under contract

• Verify permit and design-review requirements with the township before work starts.
• Engage experienced contractors and preservation trades. Request references and examples of similar projects.
• If you pursue incentives or credits, contact PHMC early and follow required approval steps.
• Set a phased scope, timeline, and draw schedule with written bids and contractor insurance certificates.

For property records, tax assessment, and zoning information, the Montgomery County website is a helpful starting point.

Living with a historic home

Owning a historic home is a lifestyle choice as much as a housing choice. You will balance modern needs with preservation. Many owners successfully tuck new HVAC, updated kitchens, and improved insulation into existing structures while keeping original windows, porches, and trim. Plan seasonal maintenance, keep gutters and drainage clear, and address small issues quickly.

Elkins Park’s location near Philadelphia, regional rail, and neighborhood amenities makes these homes appealing to many buyers who value both character and convenience. When maintained and thoughtfully improved, historic homes in this area can be highly marketable.

Ready to explore historic homes in Elkins Park with a local guide who understands the details and the process from first tour to final permit? Reach out to Tabitha Heit to Schedule Your Local Market Consultation. We will help you evaluate condition, navigate approvals, line up the right inspectors and contractors, and craft a smart offer.

FAQs

What does local historic district status mean in Elkins Park?

• In Cheltenham Township, local designation usually requires design review and approvals for exterior changes visible from the street, followed by standard building permits. Check current rules with the township’s preservation staff.

Do National Register listings limit changes for private owners?

• National Register status is primarily honorary for private owners and generally does not restrict changes unless local ordinances or easements apply.

Which inspections are most important for an older Elkins Park home?

• In addition to a general inspection, plan for a structural review if needed, slate roof and chimney specialists, masonry evaluation, sewer scope, environmental testing where indicated, and a termite inspection.

How do renovation loans like FHA 203(k) work for buyers?

• FHA 203(k) lets you finance purchase and renovations in one mortgage for owner-occupied homes, while Fannie Mae HomeStyle offers a similar option through conventional lending.

Will insurance cost more for a historic or older home?

• It can. Carriers may require electrical or heating upgrades and may price policies higher due to materials and repair costs, so get quotes early and plan for needed updates.