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Considering buying an expanded Vienna rambler?

October 20, 2016 By Doug Francis

Pop top vienna rambler

I have looked at a few expanded “pop-top” ramblers in Vienna recently with clients and each had a few quirky issues that you might want to consider too.

Just to set the stage, a typical Vienna rambler was built in the late 1950s or early 1960s and has two levels: a basement, and main living floor.

  • Plumbing
  • Structural I-beam
  • Heating and Cooling HVAC

Plumbing in Ramblers

Since these homes typically had two full baths and a kitchen, water supply lines into the house were narrower than today’s supply lines. Almost all used copper pipes, but it is important to know that many water lines were less than 1″ in diameter to these homes.

The updated homes I visited today now have four full baths.

What needs to be looked at is the existing water supply line from the street, because it may need to be replaced with a larger pipe. When a house is torn down in Vienna, builders will replace both the sewer line and the water supply line from the meter. This isn’t always the case with a remodel, pop-top or addition.

Let’s look at water flow:

  1. The 1″ water line delivers 9 gallons per minute
  2. The 1¼” water line delivers 16 gallons per minute
  3. The 1½ water line delivers 25 gallons per minute

You will need to adjust depending on the length of the run from the house to the meter or if you run up a hill. I’m confident your plumber will have similar numbers. The cost really isn’t much more to go up a size, but going from 1″ to 1¼” is a 77% increase allowing more than one person to shower at a time.

Let’s look at the sewer lateral:

  1. Terra Cotta pipe (clay)
  2. Orangeburg Pipe (paper)

Terra Cotta pipes were used all over Vienna. Understand that tree roots can be an issue since the root will enter through a joint into the pipe in search of a water supply. These roots eventually will fill the pipe 100% causing a total sewage back up into your house.

Orangeburg pipes were made out of hard paper (really) and eventually collapse. These are totally unacceptable and need to be replaced before you buy the house.

A modern family will put much more stress on the water and sewer lines than the old lady who used to live there did over the last decade!

New sewer laterals are made of PVC plastic and are very durable. But the cost is high because replacement requires digging up the front yard from the house to the public sewer.

Steel I-beams and Walls carry the load

Steel I-BeamPeople always ask about load-bearing walls and what can be cut away to help create a more open-concept floor plan. Everyone wants more light and space to hang out, cook, and entertain.

What you need to look closely at when expanded ramblers is actually in the basement. Especially when the expansion adds an entire floor.

Back when these homes were built in the 1950s, they used a brick and concrete block technique. The exterior brick was mostly cosmetic, and the walls were a sturdy foot thick.

Yup, 1′ thick!

You should have a professional look at the construction plans to help you understand what is holding the new upstairs up.

Is it the exterior walls, or is all the weight still on that 4″ steel I-beam in the basement?

The 4″ steel I-beams were intended to carry the load of one floor only, not two and a big attic space. Additional steel columns on new footers can strengthen the existing I-Beam.

Heating and Cooling HVAC

When an HVAC contractor is sizing a system for a house, they calculate the square footage and then recommend an HVAC system that will adequately heat and cool the house.

Of the two “pop-tops” I looked at recently, the basement furnaces had not replaced although the square footage had been increased.

The upstairs space will be new, and there will always be a new, second zone system to heat and cool that bedroom living space.

You need to pay attention to the lower level system because that will need to be replaced. Your home inspector will give you an opinion, but a licensed HVAC contractor must be consulted to determine system options, proper tonnage, airflow, and future installation costs.

Inspect, inspect, inspect

Buying a remodeled, expanded or pop-top home can be an excellent way to get into an established neighborhood at a reasonable cost.

My best recommendation is that you have a home inspection contingency that allows you to hire a home inspector or any other qualified professional. Virginia is a caveat emptor state meaning that the responsibility is on the buyer to make the best decisions… and then live with those decisions.

On a personal note, I popped the top of my Vienna rambler over ten years ago adding 1,200 square feet. Luckily I had an excellent engineer/designer, contractor, and plumber, but in hindsight are things I would have done differently.

If you are interested in learning more or have an insight from your pop-top project then leave a comment.

Filed Under: Blog, Home Buyer Tips Tagged With: Home Buyer Tips, Vienna Virginia

About Doug Francis

A Realtor specializing in unique and new homes around Vienna, Virginia, Doug started writing a first-hand blog about his everyday real estate experiences a decade ago. In-depth, helpful and fun has always been the objective. Outside real estate, he was profiled in a commercial for Verisign's "Where the World Clicks" global ad campaign, and was quoted in Money Magazine's Best Places to Live article on Vienna (#3!). He's a Boston University graduate who feels morning coffee is non-negotiable.

Vienna real estate agent Doug Francis

When we bought our house, we were thinking about raising the kids, updating, and building an addition. With our kids now out of college, our plans are looking at our next phase, especially after seeing friends move away and adjust their lifestyles.

So, what’s next after 25 years? It’s a conversation lots of my clients are having with me as they plan to move to the beach, travel, or move closer to grandkids. Helping them see their future, sell their current home, and move ahead to their new plan has been an interesting new chapter.

My background… I am an active licensed agent in Virginia, work at TTR Sotheby’s International Realty in McLean, and sell homes in all price ranges. I donate to the Town of Vienna tree replacement fund, participate in a neighborhood citizens association, and try my best to stay in shape.

Let me help you too: Email doug@dougfrancis.com or call me at (703) 304-6827 to discuss your plans. Cheers!

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About Doug Francis

I am a Realtor with TTR Sotheby's International Realty® just outside Washington D.C. in Northern Virginia. I have been a full-time Realtor licensed in Virginia since 1991, and cover a big territory specializing in the Vienna real estate market and custom homes for sale.

I have unique knowledge of digital real estate marketing, and my marketing starts here. My clients have been attracted to my results-oriented strategy for years, and I am accepting new clients for Fall 2023 right now.

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