Buying or inheriting an old farmhouse is exciting. But walking into a 100-year-old home that needs work? That can feel overwhelming. Cracked plaster, outdated wiring, wonky floor plans, and rooms that haven’t been touched since the 1970s. Sound familiar?
Across Dayton and surrounding Ohio communities, many families are taking on farmhouse renovations. The goal is to preserve character while making the home functional for modern living. The good news is that both are possible without exhausting your budget.
At Builders Group Construction, we’ve helped transform historic homes across 20+ Ohio towns. With 75 years of combined team experience and three Angi Super Service Awards, we know what works. Here’s how to tackle your old farmhouse renovation smartly.
Start with the Structure: What Must Be Fixed First?
Before choosing finishes or planning design details, address the core structure of the home. Older houses often hide serious issues that become far more expensive if ignored.
Electrical systems should be evaluated first. Aluminum wiring is common in older homes and presents a fire risk. Outlets, switches, and the main electrical panel all need inspection. This is not an area to cut costs.
Plumbing is another priority. Rusted pipes, low water pressure, and recurring leaks are typical in century old homes. Replacing old galvanized plumbing early prevents water damage and future repairs.
The roof and foundation matter most. A failing roof can destroy everything below it. Soft floors often signal moisture or foundation problems. These systems should always be inspected before cosmetic work begins.
Our veteran-led team at BGC starts every project with a thorough inspection. We find problems before they surprise you mid-project. Schedule a consultation to get your home properly assessed.
Keep the Charm: What to Preserve (and What to Let Go)
Old farmhouses offer character that new construction cannot replicate. Original wood floors, exposed beams, vintage trim, and handcrafted details give these homes their appeal.
Strip and refinish original hardwood floors instead of covering them. Sand down old wood trim and keep it unpainted if possible. Natural wood adds warmth that paint can’t match.
Preserve stained glass windows, pocket doors, and original built-ins. These details are what people love about old homes. Clean them up and let them shine.
But here’s the truth: not everything old is worth keeping. A bad layout is still bad, even if it’s original. Tiny closets, awkward room flow, and cramped bathrooms can be fixed. Don’t keep a floor plan that doesn’t work just for nostalgia.
Rethink the Floor Plan: Make Small Spaces Work
Many old farmhouses were built around 1,400 square feet, which feels small by today’s standards. Thoughtful layout changes can dramatically improve how these homes live without adding square footage.
Separate sleeping areas from high-traffic zones. If bedrooms open directly into the kitchen or living room, consider adding a short hallway or moving doorways. Privacy matters.
Remove upper cabinets in small kitchens. Open shelving makes the space feel bigger and shows off your dishes. It’s a classic farmhouse look that actually improves function.
Create dual-purpose spaces. A corner of the living room becomes an office nook. The mudroom doubles as a laundry area. Every square foot should work hard.
Our room renovation team helps families reconfigure layouts all the time. Small changes in wall placement can transform how a home feels.
Kitchen Fixes That Pay Off
The kitchen is the heart of a farmhouse and one of the highest impact renovation areas. Even modest upgrades here deliver noticeable returns.
Here’s a money-saving trick: use painted plywood for cabinet end panels instead of ordering custom panels from your cabinet company. Match the paint to your cabinet color. Nobody will know the difference, and you’ll save hundreds.
But don’t DIY paint your cabinets if you plan to sell. Buyers want quality, and painted cabinets chip and wear. If your budget is tight, consider cabinet refacing instead.
At BGC, we’ve completed full kitchen remodels for under $6,000. You don’t need to spend a fortune to get a modern, functional kitchen that respects the home’s age.
Small Budget Wins That Add Big Value
Not every impactful upgrade requires a large budget. Small, strategic changes can improve comfort, function, and appearance without major expense.
Using carpet in children’s bedrooms instead of hardwood reduces cost while adding warmth and sound control. Save higher priced flooring for main living areas where it has the most impact.
Paint old doors instead of replacing them. A fresh coat in crisp white or soft blue updates the look instantly. Reuse vintage door hardware for extra character.
Add an accent wall to hide damaged plaster. Vertical wood slats or beadboard cover imperfections while adding farmhouse style.
Power wash your deck before replacing boards. You might be surprised how good it looks cleaned up. Only replace damaged or rotting boards.
Hunt for vintage doors and hardware at salvage shops. Old glass-front doors, porcelain knobs, and antique hinges add authenticity that new hardware can’t match.
Mudrooms & Utility Spaces: Not Just for Show
Ohio winters are brutal. A good mudroom keeps your main living areas clean and organized.
Install peg rails for coats and bags. Add beadboard on the lower walls to hide scuffs. A checkered floor in blue and white feels classic and farmhouse fresh.
When space is limited, combining the mudroom with laundry adds efficiency. A deep utility sink handles muddy boots, gardening tools, and messy projects.
If you don’t have a mudroom, create one. Converting a back entry or enclosed porch works great. Our porch coverings team can help turn an open porch into usable year-round space.
Exterior Updates That Respect the Era
Your farmhouse exterior should look at home in its setting. Respect the original style while making practical updates.
Metal roofs are popular on farmhouses for good reason. They last 50+ years, shed snow easily, and come in classic standing seam styles that look period appropriate.
Board and batten siding gives authentic farmhouse appeal. Painted white with black trim is a timeless combination that works on nearly every style.
Don’t be afraid of color on your front door. Deep blue, forest green, or barn red add personality without overwhelming the house.
Keep landscaping simple. Clear debris, pull weeds, and prune overgrown trees. Use large rocks from your property to create natural flower bed borders.
Our deck remodeling services can refresh outdoor living spaces that match your home’s character.
Budget Rules to Keep You Sane
Clear budget rules prevent renovation stress and costly mistakes.
Follow the 30% rule. Avoid spending more than 30% of your total renovation budget on any single room. Kitchens and bathrooms escalate quickly, so limits matter.
Most farmhouse renovations fall between $100 and $200 per square foot. A 1,400 square foot home may cost $140,000 to $280,000 for a full renovation, while partial updates cost significantly less.
Always reserve 20% of your budget for unexpected issues. Older homes regularly hide problems such as rotted joists or outdated wiring. Extra funds prevent delays and rushed decisions.
Builders Group Construction provides transparent pricing from the start. Our proven 12 step process eliminates surprise costs so you know exactly what to expect before work begins.
Final Touches with Personality
Personal details are what turn a renovation into a home. These finishing touches add warmth and character without requiring a large budget.
Make your own art. Macrame wall hangings, painted barn wood signs, and framed vintage textiles add farmhouse charm. Check your local hardware store’s mistint paint section for cheap options.
Use antique dressers as bathroom vanities. An old piece refinished with a new countertop and sink creates a unique focal point. Our bathroom remodeling team installs these all the time.
Sew curtains and pillow covers from vintage linens and tablecloths. Estate sales and online shops sell them cheap. The imperfect, handmade look fits farmhouse style perfectly.
Display items with meaning. Crocks, ironstone dishes, quilts, and family heirlooms personalize the space and cost nothing. These details give old homes soul.
Work with a Contractor Who Knows Old Homes
Historic homes need contractors who understand them. Not every builder knows how to work with plaster walls, original trim, and century-old framing.
At Builders Group Construction, we’re a veteran-owned, locally operated team. We’re fully insured and IBC compliant. Every project comes with our 110% satisfaction guarantee.
Our team brings military precision to every job. You’ll meet the actual installer working on your home, not just a salesperson. We serve Dayton, Kettering, Springboro, and 20+ surrounding communities.
Whether you need structural work, home additions, or a complete design-build remodel, we have the experience to do it right.
Frequently Asked Questions
How much does it cost to renovate an old farmhouse?
Costs vary widely based on the home’s condition and scope of work. Expect $100 to $200 per square foot for major renovations. A 1,400-square-foot farmhouse could run $140,000 to $280,000 for a complete overhaul, while targeted updates cost much less.
What is the 30% rule in home renovation?
The 30% rule means you should never spend more than 30% of your total renovation budget on a single room. This keeps spending balanced and prevents overspending on kitchens or bathrooms at the expense of other needed repairs throughout the home.
How do you modernize a 100 year old farmhouse?
Start by updating electrical and plumbing systems for safety and function. Reconfigure the floor plan to improve flow and create privacy. Keep original character like wood trim and floors while adding modern conveniences like updated kitchens, better insulation, and efficient HVAC systems.
Is $50,000 enough to renovate a farmhouse?
Yes, if you prioritize wisely. Focus on essential repairs first like roof, foundation, and systems. Then tackle high-impact areas like the kitchen and one bathroom. You won’t get a complete gut job, but you can make significant improvements that increase value and livability.
What should be fixed first in an old house?
Always fix structural and safety issues first: roof leaks, foundation problems, outdated electrical wiring, old plumbing, and water damage. These problems get worse and more expensive over time. Once the house is sound and safe, move on to cosmetic updates.
How to keep farmhouse character during renovation?
Preserve original features like hardwood floors, wood trim, built-ins, and vintage hardware. Use period-appropriate materials like beadboard, shiplap, and classic fixtures. Balance modern updates with authentic details. Work with contractors who understand historic homes and won’t strip away what makes them special.
Ready to Make Your Old Home Your Dream Home?
Renovating an old farmhouse takes planning, patience, and the right team. You do not have to take it on alone.
Builders Group Construction brings decades of experience to every historic home project. We know how to blend modern comfort with vintage charm. Our transparent pricing and proven process take the stress out of renovation. Call us at 937-800-4409 or schedule your free consultation today. Let’s turn your farmhouse into the home you’ve always wanted.
