You love the character of Old South’s century homes, but the unknowns around repairs and upgrades can make the numbers feel fuzzy. You want to preserve the charm and still protect your budget and timeline. In this guide, you’ll see the typical capital expenses, local heritage rules, key inspections, and smart contingencies specific to Old South and Wortley Village. Let’s dive in.
Know the heritage rules
Many Old South properties sit inside the Wortley Village–Old South Heritage Conservation District. The district has design guidelines that shape what you can change on the exterior. Review the City’s overview of Heritage Conservation Districts and homeowner resources before you price window, porch, or roof work. You can find those resources on the City’s page for Heritage Conservation Districts.
If a project affects heritage attributes, you may need a Heritage Alteration Permit. The City notes there is no fee for this permit, but you must get approval before work starts and some items require Council review. Learn how the process works on the City’s page for heritage alteration permits. Building permits are separate, and municipal fees and review time can also impact your schedule and budget; refer to the City’s Building By-law B‑7 for fee details.
Major CapEx to expect
Roof, gutters, and chimneys
Full roof replacements are common near-term costs on century homes. For asphalt shingles, Ontario contractors often price in the range of about CAD 6,000 to 18,000, with premium materials costing more. See typical roof cost drivers in this Ontario guide to roof replacement costs. In the HCD, visible roof materials and chimney work may need heritage review, which can add lead time.
Windows and exterior doors
Original sash windows bring character, but frames and glazing often need repair. In heritage areas, repair or in‑kind replacement is often preferred, so expect higher costs for custom wood units and specialty glass. As a rough guide, simple replacements can be a few hundred dollars, while heritage‑appropriate units can run about CAD 1,000 to 3,000 or more per window; secondary glazing can be a cost‑effective option. For an overview of window cost drivers by type and specification, review this guide to new window costs.
Electrical and panel upgrades
Century homes may still have knob‑and‑tube or aluminum wiring, undersized service, or no grounding. Insurers often require remediation before they will bind or renew coverage. Whole‑house rewiring commonly ranges from about CAD 8,000 to 20,000 or more, plus several thousand for a panel upgrade. See how insurers approach K&T and why upgrades matter in this overview of knob and tube wiring and insurance.
Plumbing and sewer lateral
Old supply lines and cast‑iron drains can fail, and some homes have obsolete materials that need replacement. Whole‑house repiping with PEX or copper can range roughly from CAD 4,000 to 15,000 or more depending on size and finishes. The sewer lateral is a big-ticket item: replacement often runs about CAD 250 to 350 per foot, commonly totaling CAD 10,000 to 20,000 for a typical house. For typical lateral costs and scope, see this guide to sewer line replacement. For repiping context, review this Ontario example of Kitec replacement and repiping.
Foundations, drainage, and waterproofing
Older foundations and drainage systems can allow water in during heavy rains. Interior waterproofing and sump systems often cost in the low thousands, while exterior excavation or structural repair can climb much higher. For typical ranges and repair types, see this overview of basement waterproofing costs. Budget conservatively if you see signs of settlement or chronic moisture.
HVAC replacement and options
You may find an aging boiler or furnace near end‑of‑life. Furnace replacements commonly fall in the CAD 2,500 to 8,000 range or more depending on efficiency and ductwork needs. If you are considering heat pump conversion, the upfront cost can be higher, yet incentives may help offset the investment. Confirm any program eligibility before you rely on it in your budget.
Hazards and environmental remediation
Asbestos, lead paint, and mould are possible in older homes. Testing often costs a few hundred dollars, and remediation can range from hundreds to several thousands based on scope. If you plan to open walls for wiring or plumbing, include a line item for testing and safe handling.
Finishes after system work
System upgrades often mean drywall, patching, and paint. Plan for finish carpentry and painting after electrical or plumbing work. These items can add several thousand dollars to a modest project.
Inspections that protect your budget
- Full home inspection to flag roof, moisture, or structural issues.
- Electrical assessment focused on knob‑and‑tube, aluminum wiring, and panel capacity; insurers may require remediation or certification.
- Sewer camera inspection to confirm the lateral’s condition before you risk a CAD 10,000 to 20,000 surprise.
- Asbestos, lead, and mould testing if the home predates about 1980 or if demolition is planned.
- Foundation or structural review if there are settlement cracks, chronic water ingress, or out‑of‑plumb walls.
Permits, timing, and approvals
- Heritage Alteration Permit: required for exterior work that affects heritage attributes; no fee is listed by the City, but approvals must be secured before work begins. Start early and consult the City’s heritage planner. Learn more about heritage alteration permits.
- Building permits: permit fees and plan reviews add time and cost. Review the City’s Building By‑law B‑7 for fee information and always verify current schedules.
Funding that can lower net costs
Federal supports shifted in 2024. The Canada Greener Homes Grant intake closed to new applicants in February 2024, but the interest‑free Canada Greener Homes Loan remains active into 2025, and a new affordability program was announced for lower‑income households. Program details and availability change, so verify current status before you count on incentives. Get the latest from the federal page on the Greener Homes Initiative updates.
Budgeting and contingency strategy
- Prioritize safety and code first, then weatherproofing, then heating and electrical service, then heritage‑sensitive exterior items, and finish with cosmetics.
- Keep an owner contingency of 10 to 20 percent. For heritage or structural work where hidden issues are likely, budget toward the high end. Here is a helpful primer on contingency funds for remodeling.
Example capex buckets many buyers consider for a modest century home:
- Electrical rewiring and panel: CAD 8,000 to 20,000+.
- Roof replacement: CAD 6,000 to 18,000+ depending on complexity.
- Windows, selective repair or like‑for‑like: CAD 2,000 to 15,000+ based on count and custom work.
- Furnace or HVAC replacement: CAD 3,000 to 8,000+.
- Repiping: CAD 4,000 to 15,000+; sewer lateral if needed: CAD 10,000 to 20,000+.
- Foundation or major waterproofing: CAD 5,000 to 50,000+ depending on scope.
- Hazards testing and remediation: CAD 500 to 10,000+ depending on extent.
- Soft costs and finishes: plan 10 to 20 percent for design, permits, engineering, and repairs after system work.
Quick underwriting checklist
- Confirm if the property is inside the Wortley Village–Old South HCD and identify heritage attributes before pricing exterior changes. Start permit discussions early.
- Line up a home inspection, electrical assessment, and sewer camera before firming up your offer.
- Ask your insurer about coverage conditions if the home has knob‑and‑tube or aluminum wiring.
- Price waterproofing or foundation repair if there are moisture signs.
- Add a 10 to 20 percent contingency above your scoped renovation budget.
Ready to explore Old South with confidence?
If you are weighing a century home in Old South, you deserve advice that blends neighbourhood insight with valuation know‑how. Our boutique team helps you price risk, plan a winning offer, and line up the right inspections and permits. If you want a calm, data‑informed path to owning a beautiful Old South home, reach out to Scott Gunn.
FAQs
What capex is typical for Old South century homes?
- Expect near‑term costs for roof, electrical, plumbing, and windows, plus possible waterproofing and HVAC, with a 10 to 20 percent contingency for hidden issues.
Do I need a permit to replace windows in Wortley Village?
- If windows are a heritage attribute, you likely need a Heritage Alteration Permit, which the City lists as no fee, and approval must be obtained before starting work.
How much does rewiring knob‑and‑tube cost in London?
- Whole‑house rewiring often ranges from about CAD 8,000 to 20,000 or more, and insurers may require the upgrade before issuing coverage.
How expensive is a sewer lateral replacement?
- Typical replacements run about CAD 250 to 350 per foot, often totaling CAD 10,000 to 20,000 depending on length and access.
What incentives can help with energy upgrades?
- The Canada Greener Homes Loan offers interest‑free financing for eligible projects, and other programs evolve, so confirm current availability before budgeting.
