Annapolis has an unusual amount of old building stock for an American city of its size, from 18th-century townhouses to 1920s bungalows and postwar neighborhoods. Water damage in an older home isn't more likely than in a new one, but it behaves differently: plaster, old plumbing, masonry and original finishes respond to water in ways modern drywall doesn't, and the rules for repairs can be different too. This guide covers what changes. For the overview, see our page on Annapolis water damage restoration.
Annapolis has homes of many ages
The Colonial Annapolis Historic District was designated a National Historic Landmark District on June 23, 1965, and about 120 of its 18th-century buildings still stand. Nearby, Murray Hill was subdivided in 1890 and much of it was built in the 1920s. Eastport, annexed to the City in 1951, mixes bungalows, wood-frame cottages and Victorian-era houses. In West Annapolis, the Perry Circle apartments date to 1938, and the Naval Academy built a Quonset hut community there during World War II. On Annapolis Neck, many Bay Ridge cottages began as summer homes and became year-round houses in the 1920s. Each era brings different materials, and different failure points.
How older materials respond to water
| Material | What to expect |
|---|---|
| Plaster and lath | Thicker than drywall and slower to dry, and measured against specific moisture criteria in S500-based guidelines. Often dried in place, but it can crack, stain or detach if it stays wet. |
| Solid wood floors | Can swell, cup and buckle, but boards can often be saved if the water is clean and the response is fast. Ask for readings under the surface before deciding. |
| Old framing and subfloors | Solid lumber can usually be dried in place if sound, but wood that has stayed wet may have softened and may need replacing. |
| Brick, block and concrete | Hold moisture for a long time and need extended dehumidification and readings that confirm they're dry before finishes go over them. |
| Insulation | Wet insulation can't be adequately dried and is removed and replaced, whatever the age of the house. |
Plumbing and wiring that have aged
Older homes often mix original and replaced plumbing, with some lines hidden in plaster walls or crawl spaces. A leak behind plaster can spread before it shows, so moisture meters and thermal imaging matter more than looks. See burst pipe water damage. If water reached outlets, fixtures or a panel, have an electrician check the system before power is restored, as the CDC advises, since older wiring may have aged and moisture can make hidden problems worse.
Lead paint and asbestos
Homes built before 1978 may have lead-based paint, and federal rules require certified firms and lead-safe work practices for many renovations in those homes. Some older flooring, adhesives and other materials may contain asbestos. Water damage often leads to demolition, so it's sensible to ask any contractor, before work begins, whether they test or take precautions for lead and asbestos in a home of this age.
Historic District rules
The City of Annapolis says exterior projects in the Historic District still require a certificate of approval, even if they're exempt from a building permit, under Chapter 21.56 of the City Code. It also says the Historic District Commission reviews all demolition permits in the district and that tree removals there need approval. The district's design guidelines act as ongoing oversight of future development. In practice, repairs after a leak that touch a roof, siding, windows or doors may involve a review, and interior work follows the City's permit rules, which require plumbing and electrical permits for water and electric lines. Ask your contractor to check with the City before ordering materials, and see Downtown and the Historic District for the neighborhood picture.
Low spots, cellars and crawl spaces
Older buildings often have below-grade rooms and crawl spaces that predate modern waterproofing. In the City's lowest-lying areas, downtown, City Dock and Eastport, those spaces can also take on tidal water. Check them after storms, keep stored items off the floor and don't ignore a musty smell, because moisture hidden in an old crawl space can feed mold for a long time. See mold remediation and tidal flooding in Annapolis.
Questions to ask a contractor about an older home
- Have you worked in homes of this age, and with plaster, old floors and masonry?
- How will you decide what to dry in place and what to replace?
- How will you protect original trim, floors and finishes?
- Will you check lead and asbestos concerns before demolition?
- Does any of the work need a certificate of approval or a permit, and who applies?
- What is your MHIC license number?