Houses from before drywall
Drywall became the common wall finish in the middle of the last century. Before that, interior walls were usually plaster, applied wet over a base and cured hard. Austin has plenty of houses of that age. Hyde Park, for example, was established in 1891 and was built out with houses through the early twentieth century, mostly bungalows. A part of it was listed on the National Register of Historic Places in 1990. Houses like these can have plaster walls, patched drywall, or a mix from decades of repairs.
Plaster and drywall repair are different trades. A drywall crew that treats a plaster wall like drywall can crack more of the wall than they fix. When you hire for an older house, ask whether the contractor works with plaster, and whether they have seen your house type before.
Lead paint: the pre-1978 rule
EPA's renovation, repair and painting rule covers housing and child-occupied facilities built before 1978. Anyone paid to do work that disturbs painted surfaces in those buildings must be certified in lead-safe work practices, and that includes every firm, even sole proprietorships. EPA says the rule generally does not apply to homeowners working on their own pre-1978 home, but it does apply to landlords and property managers of rental housing, childcare operators and people who flip houses, and it recommends hiring a lead-safe certified contractor.
For a drywall job, the practical point is dust. Sanding painted surfaces in an older house can spread lead dust. Ask a contractor whether they are certified and what containment and clean-up they will use, and who will handle the debris.
Old texture and asbestos
EPA's overview of asbestos lists textured paint and patching compounds used on walls and ceilings among the materials where asbestos may be found, along with vinyl floor tiles and their backing. It explains that exposure generally occurs when the material is disturbed or damaged in a way that releases fibers into the air, and it names remodeling, repair and maintenance among the activities that can do that.
That makes old ceiling texture a good place to stop and test. Popcorn and other sprayed ceilings are common in Central Texas houses from the decades when they were fashionable. If your house is older, do not scrape, sand or cut through texture or a patched seam until it has been checked. Ask an accredited asbestos inspector to sample and test it before any work starts, rather than collecting a sample yourself. The result decides whether a standard crew can proceed or a specialist is needed.
What a good result looks like
The wall is repaired without spreading dust, the materials were identified before anyone cut into them, and the contractor who did the work knew whether the wall was plaster or drywall. The house is left cleaner and safer than it was found.
What to ask before work on an older house
- Does the house date from before 1978, and has the paint been tested?
- Has old texture or compound been tested for asbestos, if it will be disturbed?
- Is the wall plaster, drywall or both, and does the contractor handle both?
- Is the house in a historic district with extra rules?
- Will the contractor protect the floors and seal off the work area?
Soil, age and cracks
Old houses have had decades of seasonal movement, and many have been releveled or repaired more than once. Plaster cracks can look like the cracks described in clay soil and cracks, and the same advice holds: photograph them, ask a specialist about the pattern, then repair. For the size of repairs that need the city, see permits and codes. When you are ready to hire, hiring a contractor covers the questions.
Questions people ask
Does the lead-paint rule apply to me as a homeowner?
EPA says the renovation rule generally does not apply to homeowners doing work on their own pre-1978 homes, but it applies to anyone paid to do the work, including every firm and sole proprietor. EPA recommends hiring a lead-safe certified contractor.
Which homes does the rule cover?
Housing and child-occupied facilities built before 1978.
Where can asbestos be found in a house?
EPA lists textured paint and patching compounds used on walls and ceilings, vinyl floor tiles and their backing, and other materials. Exposure generally happens when the material is disturbed or damaged. If you are unsure, leave it alone and ask an accredited asbestos inspector to test it before anyone sands or scrapes.
Are old plaster walls the same as drywall?
No. Plaster is applied wet over a base such as lath and cures hard. It is repaired with different materials and skills. Ask whether a contractor works with plaster before you hire for an older house.
Can a historic district limit what I change?
It can. Some Austin neighborhoods, such as parts of Hyde Park, are listed as historic districts. Check with the city before changing the exterior or anything the district rules cover.
Sources: [1] epa.gov [2] epa.gov [3] en.wikipedia.org