Historic home renovation specialists serving Redbud City
WTS II Contracting is a licensed Michigan residential builder specializing in bathroom remodeling throughout Buchanan's historic "Redbud City" homes, with expertise in handling permit distinctions between the City of Buchanan and Buchanan Township, and specialized techniques for lathe and plaster wall demolition common in pre-1950 construction. Our experience with Buchanan's National Historic District properties—including cast iron stack replacement, floor joist reinforcement for modern tile, and EPA RRP lead-safe renovation practices—ensures code-compliant results that respect your home's historic character while delivering modern performance.
| Specification | Details |
|---|---|
| Permit Jurisdiction | Must verify address: City of Buchanan (City Hall, W 3rd St) OR Buchanan Township |
| Plumbing Code | Michigan Plumbing Code (IPC based) |
| Waterproofing Standard | ANSI A118.10 (Schluter-Kerdi or RedGard systems required) |
| Common Challenge | Lathe & plaster walls, cast iron stacks, undersized floor joists (2x8 common) |
| Estimated Timeline | 3–6 weeks (full gut renovation with historic framing repairs) |
| Typical Project Cost | $16,000–$32,000 (historic home challenges, structural reinforcement) |
Buchanan's historic homes—particularly those built before 1950 in the National Historic District and throughout downtown—predate modern drywall construction. These homes feature lathe and plaster wall systems: thin wood strips (lathe) nailed to studs with multiple layers of heavy plaster troweled over them.
Bathroom remodeling in these homes requires specialized demolition techniques. Plaster demolition creates massive amounts of heavy debris and dust (often containing lead paint). Unlike drywall, which can be cut cleanly, plaster shatters and falls in chunks, often damaging adjacent rooms if not properly contained.
WTS II Contracting uses EPA RRP lead-safe work practices during lathe and plaster demolition, including containment barriers, HEPA-filtered ventilation, and proper debris disposal. Once plaster is removed, we often discover uneven stud bays—studs that bow, twist, or vary in depth. Modern tile requires flat, plumb walls, so we "furr out" (shim) studs to create a level plane before installing cement board and waterproofing membranes.
Many older Buchanan bathrooms were built without exhaust fans, relying instead on operable windows for ventilation. While this met code in the 1920s-1950s, it's insufficient for modern moisture control—Michigan winters mean windows stay closed for months, trapping humidity and creating mold growth on ceilings and in wall cavities.
Current Michigan Building Code requires mechanical ventilation in bathrooms. WTS II Contracting installs Panasonic WhisperCeiling exhaust fans (minimum 50 CFM, sized appropriately for bathroom square footage) vented through the roof—not into soffits or attics. This expels moisture completely outside the building envelope, preventing the mold and peeling paint common in improperly ventilated historic bathrooms.
In historic homes with complex rooflines, routing vent ducts to the roof requires creative problem-solving. We've done hundreds of these installations and know how to navigate balloon-framed walls, attic obstructions, and second-floor bathroom venting challenges common in Buchanan's older housing stock.
Most Buchanan homes built before 1960 have cast iron waste stacks—the large vertical pipes that carry drainage from upper floors to the sewer. Cast iron corrodes from the inside out over 60-80 years. By the time you open walls during a remodel, these stacks are often rusted through, cracked at joints, or actively leaking.
Attempting a bathroom remodel without replacing failing cast iron is futile. You'll have beautiful new tile with a rotting drain stack inside the wall that will eventually leak, causing catastrophic damage to framing, ceilings below, and finished surfaces.
WTS II Contracting replaces deteriorated cast iron stacks with Schedule 40 PVC, ensuring proper slope, venting, and code-compliant connections. PVC is corrosion-proof, lightweight, and will outlast the house. We coordinate stack replacement with the overall bathroom layout to minimize structural impact on your home.
Buchanan has the same confusing dual-jurisdiction situation as other Berrien County cities. Your property is governed by either the City of Buchanan Building Department (City Hall, W 3rd St) or Buchanan Township Building Department—never both.
DIY homeowners frequently pull permits from the wrong office, causing project delays while they resubmit paperwork to the correct jurisdiction. The two departments have different fee structures, different inspectors, and different processing timelines. Applying to the wrong one can delay your project by weeks.
How to verify jurisdiction: Check your water bill or property tax identification. If you're unsure, WTS II Contracting verifies jurisdiction before submitting permits, preventing costly bureaucratic delays.
Historic Buchanan homes frequently have undersized floor joists—often 2x8 lumber spanning distances that would require 2x10 or 2x12 by modern standards. These joists were adequate for the lightweight linoleum and vinyl flooring common in the 1920s-1960s, but they flex excessively under the weight of modern porcelain tile, natural stone, or thick mortar beds.
Installing heavy tile over undersized joists without reinforcement causes cracked grout lines, loose tiles, and eventually catastrophic floor failure. WTS II Contracting evaluates joist spans, calculates deflection under tile loads, and sisters additional joists or adds blocking where necessary to prevent tile cracking. We also install Schluter-Ditra uncoupling membranes that absorb minor subfloor movement, providing an additional layer of crack prevention.
This structural analysis is critical in historic homes. DIY remodelers often skip this step, install tile directly over old subfloors, and end up with cracked grout within months. Proper structural reinforcement ensures your new bathroom performs reliably for decades.
Most homes in Buchanan's downtown and historic district were built before 1978, meaning they almost certainly contain lead-based paint. Federal law (EPA RRP Rule) requires contractors working in pre-1978 homes to use lead-safe work practices during renovation, repair, and painting activities that disturb painted surfaces.
WTS II Contracting is EPA RRP certified and follows all lead-safe protocols during bathroom demolition:
Attempting DIY demolition in a pre-1978 Buchanan home without these safeguards puts your family at risk of lead poisoning and violates federal law, potentially resulting in fines up to $37,500 per violation.
We use contractor-grade materials designed to perform in Buchanan's challenging historic housing stock:
Yes. Any bathroom remodeling project in Buchanan that involves structural changes, plumbing modifications, or electrical work requires a building permit and inspections. This includes relocating walls, moving or adding plumbing fixtures, installing new electrical circuits, or replacing shower/tub installations. Your permit jurisdiction depends on whether you're in the City of Buchanan (City Hall, W 3rd St) or Buchanan Township—verify before applying. WTS II Contracting handles all permit applications, required inspections (rough plumbing, final plumbing, electrical, final building), and code compliance so your project moves forward without delays.
Check your water bill or property tax identification to determine jurisdiction. If you're unsure, contact the City of Buchanan Building Department (City Hall, W 3rd St) or Buchanan Township offices—they can verify based on your address. Applying for permits through the wrong jurisdiction causes significant project delays while you resubmit to the correct office. WTS II Contracting verifies jurisdiction before submitting permits, ensuring your bathroom remodel moves forward on schedule without bureaucratic complications.
Yes. Interior bathroom remodeling in Buchanan's National Historic District typically does not require Historic District Commission approval, as the commission primarily governs exterior alterations visible from public streets. However, we verify requirements with the City before beginning work to ensure compliance. Our approach respects historic home character—we can source period-appropriate fixtures, preserve original architectural details where possible, and use installation techniques appropriate for lathe and plaster construction, cast iron plumbing, and undersized floor joists common in historic Buchanan homes. We've completed dozens of bathroom renovations in the historic district that modernize functionality while maintaining the home's character.
WTS II Contracting also serves surrounding communities. Learn about our bathroom remodeling services in:
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