Before You Buy a Philadelphia Fixer-Upper: 8 Things to Look For
Thinking about buying a fixer-upper in Philadelphia? Here are eight things you should know before signing on the dotted line.
Philadelphia is full of homes with incredible potential. From historic brick rowhomes in South Philly to charming properties in Fishtown, Germantown, and West Philadelphia, there is no shortage of houses waiting for someone to give them a second life.
And we understand the appeal. Original hardwood floors, exposed brick walls, tall ceilings, and the opportunity to design a home entirely your own? What's not to love?
But there's one thing every prospective buyer should understand: a fixer-upper can come with a lot more than outdated kitchen cabinets and questionable wallpaper.
Behind those walls, beneath those floors, and above those ceilings, there may be structural problems, unpermitted renovations, water damage, or aging building materials that can dramatically change your renovation budget.
At Jane Draws Plans, we work with Philadelphia properties at different stages of renovation and regularly encounter the challenges that come with older rowhomes.
Before you fall in love with a property and start planning your dream kitchen, here are eight important things to investigate.
1. Look Beyond the Cracks: Understand the Structure
Every older house has a story, and sometimes its walls tell that story through cracks.
Not every crack indicates a structural problem. Small hairline cracks in plaster or drywall can develop as buildings age and materials expand and contract. However, certain cracking patterns deserve closer attention.
What to look for:
Diagonal cracks extending from the corners of windows and doors.
Stair-step cracking following mortar joints in brick walls.
Large cracks that appear to widen over time.
Doors and windows that stick, shift, or no longer close properly.
Noticeably sloping floors or separation between walls and ceilings.
Philadelphia rowhomes often rely on load-bearing masonry walls and wood floor framing. When these elements experience movement, deterioration, or improper alterations, visible signs may appear throughout the building.
For example, stair-step cracking in masonry can sometimes indicate differential settlement or movement. A crack alone cannot establish the cause, but it can help identify where further investigation is needed.
Our advice: If you notice significant cracking, uneven floors, or other signs of movement, consider having a structural engineer evaluate the property before purchasing.
A general home inspection is valuable, but it is not a substitute for a detailed structural assessment when warning signs are present.
2. Check the Basement Before You Fall in Love With the Upstairs
A beautifully renovated living room can make a great first impression. But if you're buying an older Philadelphia rowhome, one of the most revealing places to inspect is the basement.
Many Philadelphia homes have older masonry foundations, low basement ceilings, and wood floor joists supported by masonry walls.
Basements are particularly important because they can reveal problems that are hidden behind finished walls elsewhere in the house.
What to look for:
Water stains, damp walls, or standing water.
White, powdery deposits on masonry, known as efflorescence.
Rotting or deteriorated wood floor joists.
Crumbling mortar or damaged foundation walls.
Sagging beams or temporary-looking structural supports.
Fresh paint or wall coverings that may conceal existing conditions.
One issue we frequently pay attention to in older Philadelphia homes is the condition of floor joists where they meet masonry walls.
Wood joists may be installed in pockets within brick walls. If moisture reaches these areas over an extended period, the wood can deteriorate, potentially compromising the floor framing.
Another important consideration is whether the basement can legally and practically accommodate your renovation plans.
Planning to finish the basement?
Don't assume that an unfinished basement can automatically become a bedroom, apartment, or additional living space.
Depending on the proposed use, requirements may include minimum ceiling heights, emergency escape openings, moisture protection, ventilation, fire safety, and other building-code provisions.
A basement that works perfectly well for storage may require substantial modifications before it can be approved as habitable space.
Our advice: Before purchasing a Philadelphia fixer-upper with plans to finish the basement, investigate both its existing structural condition and the requirements for your intended use.
3. That Rear Addition Might Not Be as Simple as It Looks
Rear additions are common throughout Philadelphia. Many rowhomes have been expanded over time to accommodate larger kitchens, bathrooms, laundry rooms, and additional living space.
But just because an addition exists doesn't necessarily mean it was properly designed, constructed, or permitted.
Older additions may have been built decades ago, sometimes using different materials or construction methods from the original house.
What to look for:
Cracks or separation where the addition meets the original building.
Uneven floors between the original house and the addition.
Sagging rooflines or visible water damage.
Deteriorated exterior siding or masonry.
Inadequate-looking beams, posts, or structural connections.
Unusual changes in ceiling heights or floor elevations.
One particularly important area is the connection between the original structure and the addition.
If the addition has experienced differential movement, visible separation or cracking may develop at this connection.
And if you're purchasing a property with the intention of building your own rear addition, there are even more factors to consider.
Philadelphia's zoning regulations can affect how much of a lot may be covered, how far a building can extend, and whether a proposed addition is permitted by right or requires zoning approval.
Our advice: Before buying a property specifically because you want to expand it, confirm that the proposed addition is feasible under Philadelphia zoning regulations and that the existing building can accommodate the planned work.
That dream kitchen extension is worth investigating before it becomes the reason you purchase the house.
4. Don't Ignore the Brick: Masonry Matters
Philadelphia and brick rowhomes go hand in hand.
Brick facades, shared party walls, and historic masonry are part of what gives the city's neighborhoods their distinctive character.
But masonry requires maintenance, and deterioration can become a significant concern when purchasing an older property.
What to look for:
Missing, cracked, or deteriorated mortar joints.
Bulging or leaning brick walls.
Loose or displaced bricks.
Stair-step cracking in masonry.
Deteriorated brick around windows and doors.
Signs of water infiltration through exterior walls.
One common repair associated with aging brickwork is repointing, which involves removing deteriorated mortar from the joints and replacing it with appropriate new mortar.
However, repointing isn't simply a cosmetic upgrade.
The mortar must be compatible with the existing masonry. In some historic brick buildings, using mortar that is too hard can contribute to damage because the brick and mortar respond differently to moisture and movement.
What about party walls?
Most traditional Philadelphia rowhomes share walls with neighboring properties. These shared walls are commonly called party walls.
Their condition matters, especially when renovations involve removing floor joists, modifying structural framing, or performing work near the shared masonry.
Structural alterations can affect how loads are supported and transferred through the building.
Our advice: Pay particular attention to masonry conditions before purchasing a rowhome that will require extensive demolition or structural renovation. Significant wall movement or bulging should be evaluated by a qualified professional.
5. Investigate the Roof, Even if You Can't See It
A roof is easy to forget when you're touring a house with beautiful original details and endless design possibilities.
Unfortunately, roof repairs are also one of those expenses that can quickly turn a renovation budget upside down.
Many Philadelphia rowhomes have low-slope or nearly flat roofs, rather than the steeply pitched roofs commonly seen in suburban homes.
These roofs depend on properly installed roofing membranes, flashing, drainage systems, and regular maintenance to keep water out.
What to look for:
Water stains on upper-floor ceilings.
Bubbling, peeling, or discolored paint.
Evidence of recurring leaks around skylights.
Ponding water or drainage problems.
Damaged roof flashing or deteriorated roof edges.
Sagging or visibly uneven roof framing.
A roof may appear to be in acceptable condition from the street while still having problems that are only visible from above or inside the attic or ceiling cavities.
Water infiltration is especially important because the damage may extend beyond the roofing material itself.
Long-term leaks can contribute to deteriorated roof joists, damaged sheathing, mold growth, and compromised interior finishes.
Our advice: Ask about the age of the roof, previous repairs, and any history of leaks. Have the roofing system inspected by a qualified professional, particularly if you're purchasing a property with an unknown maintenance history.
And remember: a freshly painted ceiling doesn't necessarily mean a leak has been resolved.
6. Find Out Whether Previous Renovations Were Permitted
A newly renovated Philadelphia home can look like a dream.
New kitchen? Check. Modern bathroom? Check. Recessed lighting everywhere? Check.
But before assuming that every improvement was completed correctly, it's worth investigating the property's renovation history.
Not all construction work requires the same type of permit, and certain minor repairs may be exempt. However, substantial structural changes, additions, major alterations, and changes in building use can trigger permitting and inspection requirements.
What to investigate:
Whether previous additions received the necessary approvals.
Whether structural walls were removed or modified.
Whether new stair openings or major floor alterations were properly constructed.
Whether basement conversions were approved.
Whether the property has outstanding building-code violations.
Whether the current use matches the property's legally authorized use.
In Philadelphia, the Department of Licenses and Inspections (L&I) oversees construction permitting and code enforcement.
Buyers can research publicly available permit and violation records through the City's online property and permitting resources.
Start with the City's Atlas property information platform and eCLIPSE permitting system.
Keep in mind that a permit record alone doesn't necessarily prove that every part of the work was completed correctly. Likewise, an older improvement may predate available digital records.
Our advice: If a property has undergone significant renovations, ask for available permits, approved plans, and inspection records. Unclear documentation should prompt further investigation rather than assumptions.
7. Look for Signs of Improper Structural Renovations
Open-concept living spaces are popular, especially in Philadelphia rowhome renovations.
Removing walls can make a narrow floor plan feel dramatically larger, but some walls serve an important structural purpose.
A load-bearing wall helps transfer loads from the floors, roof, or other structural elements to supporting members and ultimately to the foundation.
Removing or modifying one without appropriate structural support can create serious problems.
What to look for:
Large openings where walls may have been removed.
Sagging ceilings or floors near renovated areas.
Unusual posts, beams, or patched ceiling sections.
Visible joists that appear cut, altered, or inadequately supported.
New framing that appears inconsistent with the surrounding structure.
Cracks developing near major openings.
In older rowhomes, structural renovations may involve installing new beams, headers, posts, or other framing members.
Floor joists may also require repair, replacement, or sistering, which involves installing additional framing alongside an existing joist to strengthen or repair it when properly designed.
But these solutions must be appropriate for the actual structural conditions.
Our advice: If a house has a recently opened-up floor plan, don't assume the work was engineered simply because it looks finished.
Request documentation of major structural alterations and have questionable conditions reviewed before proceeding with additional renovations.
8. Understand What Your Renovation Could Mean for the Neighbors
Here's something that first-time Philadelphia rowhome buyers may not think about: your renovation may involve more than just your own property.
Because rowhomes are often attached, structural work can have implications for adjoining buildings.
Projects involving party walls, foundation excavation, joist removal, masonry repairs, or major structural alterations may require additional planning and precautions.
What to consider:
Are the neighboring buildings attached through shared masonry walls?
Are there visible cracks or deterioration in adjoining structures?
Will your renovation involve removing or replacing joists supported by a party wall?
Are you planning excavation or foundation work near a neighboring property?
Will demolition or construction potentially affect existing adjacent conditions?
Depending on the scope of construction and applicable requirements, a project may call for a preconstruction survey and monitoring plan.
A preconstruction survey documents observable conditions before work begins, such as existing masonry cracks, water damage, or other visible deterioration.
A monitoring plan establishes how specified conditions or potential movement will be observed during construction.
These documents can be particularly valuable when renovating attached buildings because they help establish a record of existing conditions before construction activity begins.
Our advice: If you're planning a major renovation of a Philadelphia rowhome, discuss neighboring property conditions, party-wall protection, and any applicable survey or monitoring requirements with your design professional early in the process.
It's much easier to plan for these considerations before construction begins than to address them after a problem develops.
So, Is Buying a Philadelphia Fixer-Upper Worth It?
Absolutely, it can be.
Some of Philadelphia's most beautiful homes are the result of thoughtful renovations that preserved original character while improving functionality, safety, and comfort.
But the most successful renovations often begin long before the first wall comes down.
They begin with understanding the building.
Before purchasing a fixer-upper, take the time to investigate the property's structure, foundation, masonry, roof, renovation history, and potential permitting requirements.
Remember that a standard home inspection, while important, may not identify every concealed condition. Older buildings can reveal additional problems once demolition begins, so maintaining a realistic contingency in your renovation budget is essential.
And perhaps most importantly, don't confuse cosmetic potential with structural readiness.
A dated kitchen is one thing. A deteriorated floor system, unstable masonry wall, or improperly constructed addition is something entirely different.
Planning to Renovate a Philadelphia Rowhome? Jane Draws Plans Can Help.
At Jane Draws Plans, we work with Philadelphia homeowners and property owners to help turn renovation ideas into carefully considered plans.
From existing-condition documentation and architectural drawings to renovation planning and preconstruction surveys, understanding the building is an important part of moving a project forward.
Whether you're considering a historic Philadelphia rowhome, planning a rear addition, or preparing for a major interior renovation, doing your homework early can help you make more informed decisions.
Thinking about buying or renovating a Philadelphia fixer-upper?
Visit Jane Draws Plans to learn more about our services and how we can help you prepare for your next project.
