Updating homes in Inglewood and Madison

North and east of East Nashville, along Gallatin Pike, Inglewood and Madison are where Nashville's housing turns from pre-war bungalows to postwar cottages, brick ranches and split-levels. Many of these homes were built from the 1940s through the 1960s, and many are now on their second or third owner and due for real updates. The good news is that this housing stock is simple to work on. The challenge is deciding which upgrades to do first.

Is your street in an overlay?

Most of Inglewood and Madison has no historic overlay. The exception is Inglewood Place, one of Metro's Neighborhood Conservation Zoning Overlays. In a conservation overlay, the Metro Historic Zoning Commission reviews only new construction, additions, demolition and moving buildings. Interior remodels, new windows in existing openings, roofing and paint aren't part of that review, though they may still need a Metro building permit.

If you're not sure, check your parcel on Metro's Parcel Viewer, which lists overlays on the zoning tab.

An order of operations for a postwar house

Owners often ask what to do first. A reasonable sequence for a 1950s house:

1. Roof and gutters. Water is the enemy. Re-roofs need a Metro building permit. See roofing.
2. Crawl space and drainage. Many ranches here sit on crawl spaces with dirt floors and open vents. Fix grading and downspouts, then add a sealed vapor barrier. See basements and crawl spaces.
3. Electrical service. Original 60- or 100-amp panels often can't support modern kitchens, heat pumps and EV chargers. An electrician will need a permit.
4. Heating and cooling. Old gas furnaces with add-on AC are common. A heat pump, ducted or ductless, is often the logical replacement. See HVAC.
5. Insulation and air sealing. Attics in these houses are often thinly insulated.
6. Kitchens, baths and finishes. Last, because they're the easiest to redo and the most expensive to damage. See kitchen remodeling and bathroom remodeling.

Energy programs through NES

Inglewood and Madison are served by Nashville Electric Service, which offers TVA's EnergyRight programs. EnergyRight currently lists:

• rebates for qualifying heat pumps, central air and ductless mini splits, including an $800 rebate on a ductless mini split heat pump;
• rebates for insulation, air sealing, duct sealing and HVAC tune-ups;
• a heat pump water heater rebate;
• Home Uplift, which provides free home energy upgrades to income-qualified homeowners through TVA and the local power company.

EnergyRight also runs a Quality Contractor Network of TVA-vetted, licensed and insured contractors. Check whether the rebate you want requires one, and confirm the current terms before you sign a contract. Our HVAC guide covers sizing and what to ask installers.

Exterior projects

Siding. Postwar houses here often have original wood, asbestos-cement or aluminum siding, or vinyl added later. Asbestos-cement siding should be handled by a contractor who knows the disposal rules. New siding needs a Metro permit. See siding.

Windows. Original steel or wood windows in 1950s houses are often single-pane. Replacement windows are a common upgrade outside overlays. See windows.

Porches and carports. Metro lists carports, patio covers, decks and porches among the accessory structures that need a building permit and a site plan. Enclosing a carport for living space is a conversion that also needs a permit. See decks and porches.

Painting. Brick ranches with painted trim need regular attention. Houses built before 1978 may have lead paint, so prep should be lead-safe. See exterior painting.

Budgeting for surprises

Postwar houses hide fewer surprises than Victorian ones, but they still have a few. When walls and floors open up, plan for:

• Ungrounded wiring. Two-prong circuits are common and usually need updating when a kitchen or bath is remodeled.
• Galvanized or cast-iron drain lines under the house, which may be near the end of their life.
• Asbestos-containing materials in old floor tile, mastic, duct wrap or siding. Testing before demolition is inexpensive.
• Previous do-it-yourself work in finished basements, carports and attics.

Set aside a contingency in the budget before demolition starts, not after. Ask contractors how they price changes when something unexpected turns up, and get that process in the contract.

Licensing

Tennessee defines home improvement broadly, covering repair, replacement, remodeling and additions to a residence. In Davidson County, those jobs from $3,000 to $24,999 need a state Home Improvement license, and $25,000 and up needs a contractor's license. Electrical, plumbing and HVAC work follow trade licensing rules. Contractors pulling Metro permits must also be licensed and bonded with Metro Codes.