A Guide to Buying and Renovating Property in the Boston area
Thinking about buying a home in the Boston area that needs work? You're not alone. In a market where historic brownstones, charming colonials, and mid-century gems often come with original kitchens, bathrooms, and plumbing, plenty of buyers are taking on renovation projects to get the home they really want.
Buying a fixer-upper in Boston isn't quite the same as buying one in other parts of the country. Between historic preservation requirements, tight building lots, expensive contractor rates, and strict permitting processes, there's a lot to navigate.
We've worked with countless clients who have gone through this process, from Beacon Hill brownstones, Wellesley colonials, to Lexington contemporaries. And our clients who have the smoothest experience are the ones who go in prepared, ask the right questions, and assemble the right team from the start.
So if you're eyeing a Back Bay condo that needs updating or a Cambridge triple-decker with good bones, this guide will walk you through a high level overview of buying and renovating property in the Boston area.
Before You Even Start Looking: Get Your Finances in Order
Understand the true cost of renovation in Boston. Renovation costs in the Boston area are high. We're talking some of the most expensive construction costs in the country. A gut renovation of a kitchen can easily run $80,000 to $150,000+. A full bathroom remodel might be $40,000 to $100,000+. And if you're doing structural work, moving walls, or updating systems, those numbers will be even higher.
Why so expensive? High labor costs, quality materials, complicated logistics in tight urban spaces, strict building codes, and the fact that good contractors with experience in old homes are in high demand.
Create a realistic budget with contingency. Here's a rule of thumb: whatever you think a renovation will cost, add 15-30%. Surprises happen. You'll discover issues once walls are opened. You'll fall in love with a tile that costs more than your allowance. Timelines stretch, and carrying costs add up.
Your budget should include:
Purchase price of the property
Renovation costs (get this from contractor estimates, not wild guesses. Hint: work with a designer to firm up project materials and design before hiring a contractor.
Carrying costs (mortgage, property taxes, insurance, utilities during renovation)
Rent or mortgage for where you will live during construction. Don’t try to live on site. It will be incredibly disruptive for you and your contractor, and might have your project go way over time due to schedule conflicts.
Contingency fund (don't skip this)
Furnishing costs (yes, this counts)
Moving and storage costs
Finding the Right Property: What to Look For
Not all fixer-uppers are created equal. Some are diamonds in the rough and others are money pits. Here's how to tell the difference.
Focus on location and bones. You can change almost everything about a house except its location and structural integrity. That South End brownstone on a gorgeous tree-lined street? Worth renovating. The same sized house on a noisy, heavily trafficked corner? Worth thinking twice.
Look for:
Good neighborhoods with strong property values
Solid structural bones (foundation, roof, framing)
Access to natural light (or the possibility to add more windows, a skylight, etc.)
Outdoor space (even a small yard or patio adds value in Boston)
Get a thorough home inspection. We cannot stress this enough. Hire a reputable inspector who knows old Boston homes.
Pay special attention to:
Foundation issues
Roof condition
Knob and tube wiring
Old plumbing
Asbestos and lead paint
Water damage or mold
Understand what you can and can't change. In historic districts (like Beacon Hill, Back Bay, parts of Cambridge), you may need approval from a historic commission before making exterior changes. Some neighborhoods have strict zoning rules about additions, setbacks, and building height.
Research the zoning and historic designation before you buy. Your real estate agent should help with this, but you can also check with the city's zoning department.
Assembling Your Team (Before You Close)
Here's a scenario we see constantly: people buy the house, then start looking for contractors and designers. By then, they have no idea what the renovation will actually cost, how long it'll take, or if it can be redesigned for how they want to live.
Start assembling your team during your offer period. Here's who you need:
1. A real estate agent who knows renovations. Not all agents understand the renovation process. You want someone who can help you evaluate a property's potential, connect you with contractors for pre-purchase estimates, and negotiate based on needed repairs.
2. An interior designer (that's us). Add a designer to your team on an hourly basis to start, and ideally before you even make an offer. They can walk the property with you, assess what's possible, and help you decide if the project makes sense. Once you own the property, they'll fully design the renovation, help source materials, and manage the process.
3. A general contractor. You want to get preliminary estimates before you close. Ask your agent or designer for referrals to reputable contractors. Have them walk the property and give you ballpark numbers. Keep in mind these are high level estimates but those should help you understand if the project fits your budget.
Some buyers even include a contingency in their offer that allows them to back out if renovation costs come in higher than expected. In a competitive market, this isn't always possible, but it's worth trying.
4. An architect (if needed). For major structural changes, additions, or if you're in a historic district, you may need an architect to create plans and handle permitting. Designers can often handle interior renovations without an architect, but for bigger projects, you'll want both.
Understanding Boston-Area Permitting and Regulations
Okay, let's talk about permits. Understandably, nobody loves permits but you need to understand them.
When you need permits: Almost any significant construction work requires permits in Boston and surrounding towns. This includes:
Structural changes
Electrical work
Plumbing work
HVAC systems
Additions or changes to the building footprint
Finishing basements
Adding bathrooms, kitchens, or bedroom
Window replacements (in some historic districts)
The permitting process: Your contractor or architect typically handles pulling permits, but you (or your designer) need to provide the necessary documentation. This includes construction drawings, material specifications, and sometimes energy calculations or engineering stamps.
In Boston proper, expect the permitting process to take anywhere from a few weeks to several months, depending on the scope. In surrounding towns like Brookline, Cambridge, Newton, or Wellesley, timelines vary but can be similarly lengthy.
Historic districts add complexity. If your property is in a historic district (common in Back Bay, Beacon Hill, South End, and parts of Cambridge), you'll need approval from the local historic commission for any exterior changes. This can include:
Window replacements
Door changes
Exterior paint colors
Roof materials
Any additions or structural changes visible from the street
The process involves submitting plans and attending hearings. It adds time and sometimes limits your options, but it's part of owning in these beautiful, protected neighborhoods.
Don't skip permits. It might be tempting to not pull a permit especially for smaller projects but unpermitted work can come back to haunt you when you sell, refinance, or if something goes wrong. Plus, if the city finds out, you'll have to redo the work properly anyway, at a much greater expense.
The Renovation Process: What to Expect
You've bought the house, assembled your team, and gotten your permits. Now what?
Timeline realities: Renovation timelines in the Boston area tend to run longer than expected. A kitchen renovation might take 12 to 16 weeks (or more). A full-home gut renovation could be 8, 12, or 24 months. Delays happen due to permitting, material lead times, contractor schedules, weather (especially in New England), and the inevitable surprises that come with opening up a house.
Plan for the project to take at least 20 percent longer than estimated, and budget for that extra time.
Where to live during renovation: Factor housing costs during renovation into your budget. If you're doing a gut renovation, you can't live there. Even for smaller projects, living through construction is miserable and we do not recommend that. Dust everywhere, loud noises, no kitchen, contractors at 7 AM, it's a lot.
Options include:
Renting an apartment temporarily
Staying with family
Phasing the renovation so you can live in part of the house (though this is not as cost effective as you think)
Staying in your current home and moving in after work is done (ideal but requires carrying two places)
Communication is everything. Stay in regular contact with your designer and contractor. Weekly site visits and check-ins keep everyone aligned. Address issues as they come up rather than letting them fester.
Expect surprises (and have a plan). Almost all homes hide things. You might find:
Rotten framing behind walls
Outdated or dangerous wiring
Plumbing that needs replacing
Structural issues that weren't visible
Asbestos or lead that needs abatement
This is why you built that contingency into your budget. When surprises happen (and they will), work with your designer and contractor to prioritize. Some things must be fixed. Others can wait.
Neighborhood-Specific Considerations
Different Boston-area neighborhoods come with different quirks and considerations.
Boston Proper (Back Bay, South End, Beacon Hill):
Expect historic preservation requirements
Parking is challenging (consider this in your design)
Condo associations may have strict rules about renovations
High costs but strong property values
Access for materials and dumpsters can be tricky on narrow streets (your contractor should handle this)
Cambridge and Somerville:
Strong renovation markets with lots of older homes
Permitting can be rigorous but processes are generally clear
Good contractor availability
Mix of historic and modern renovations
Brookline and Newton:
Mostly single-family homes with more space to work with
Less restrictive than historic Boston neighborhoods
Higher construction costs but excellent school systems drive value
Good for families renovating for the long term
Suburban Boston (Lexington, Wellesley, Concord, Winchester):
More flexibility for additions and outdoor projects
Family-friendly renovations are common (mudrooms, playrooms, outdoor spaces)
Easier logistics for construction
Property values support renovation investments
Coastal areas (Cohasset, Marblehead, Manchester-by-the-Sea, Cape Cod, Martha’s Vineyard, Nantucket):
Coastal building codes and flood zones matter
Salt air affects material choices
Vacation home considerations if not a primary residence
Seasonal contractor availability
Maximizing Your Investment
You'll spend a lot of money on this renovation so here's how to make sure it pays off.
Focus on kitchens and bathrooms first. These are the spaces that add the most value and where buyers (including you) spend the most time. A well-designed, updated kitchen and bathrooms will give you the best return, whether you're staying or selling.
Think about resale, even if you're staying. Aim for timeless design with quality materials. You'll enjoy it more for a longer time, and future buyers will too. Even if you plan to stay for the long haul, talk to your real estate agent to understand the market ceiling.
Consider energy efficiency. Boston winters are cold, and heating costs add up. Invest in good insulation, efficient windows, and updated HVAC. You'll recoup those costs through lower utility bills, and buyers value energy efficiency.
Storage matters. In Boston, where every square foot counts, work with your designer to add smart storage solutions throughout your new home. You will be surprised just how much space can be worked into these quirky old homes.
Don't forget outdoor space. A small patio, roof deck, or garden can add significant value in the Boston area. If you have any outdoor space, make it usable and attractive.
Common Mistakes to Avoid
Let us save you from some painful lessons others have learned the hard way.
Underestimating costs. Renovations are expensive. Especially in Boston. Get real numbers from contractors, based on a not internet averages. And then add your contingency on top of that.
Going with the cheapest bid. The lowest bid is usually low for a reason. Be sure to comb through the entire bid and ask for clarifications on any questions you have. Hire based on reputation, references, and quality of work. You'll save money in the long run.
Not getting everything in writing. Contracts, change orders, timelines, payment schedules, all of it should be documented. Handshake deals lead to disputes.
Changing your mind constantly. This is one place we see costs adding up quickly. Every change costs time and money with your contractor, designer, and/or architect. Make thoughtful decisions upfront and stick with them.
Skipping the designer. People try to save money by skipping design services. This leads to costly mistakes, last minute change orders, and results that don’t quite fit. A designer pays for themselves and saves you the hassle.
So, Is It Worth It?
Buying and renovating property in the Boston area is a significant undertaking. It's expensive, time-consuming, and at times frustrating. So is it worth it? For many people, absolutely yes. Boston is known to have an incredibly stable housing market and for good reason.
By renovating, you get exactly the home you want in the location you want. In a competitive market like Boston, that's incredibly valuable. You're not settling for someone else's taste or outdated finishes. You're creating a space that works perfectly for how you live.
You build equity. Well-executed renovations in good neighborhoods hold their value and often increase it significantly.
You’ll learn a lot. Going through a renovation gives you a deep understanding of your home and teaches you about design, construction, and what it takes to create quality spaces.
But it's not for everyone. If the idea of managing a renovation sounds overwhelming, if you need to move in immediately, or if your finances are tight, buying a move-in ready home might be the smarter choice.
Ready to Kick Off the Renovation Process?
If you're serious about renovating in the Boston area, the best thing you can do is start building your team now.
At Nubuor Designs, we help evaluate properties, design renovations, and manage projects from concept to completion. Whether you're looking at a Back Bay brownstone, a Brookline colonial, or a Cambridge condo, we'd love to help you create the home you're dreaming of.
Contact us to schedule a consultation and let's talk about your plans.
Related Posts:
Why You Should Hire an Interior Designer Before Your Contractor
Why You Shouldn’t Live at Home During a Major Renovation.
