You just got the keys to a Nichols Hills or Heritage Hills classic. The character is undeniable, and so are the quirks that come with historic-era construction. In the first 90 days, a clear plan helps you secure safety, settle in comfortably, and protect the long-term value of your home. Use this prioritized checklist to focus on what matters most and avoid costly surprises. Let’s dive in.
Your first week: safety and security
Start with essentials that keep you safe and prevent emergencies.
- Change or rekey exterior locks. A licensed locksmith can rekey quickly. Consider smart locks only after confirming they fit historic doors.
- Confirm utilities and locate shutoffs. Make sure gas, electric, and water accounts are in your name. Find and label the main water shutoff, gas shutoff, and main electrical breaker.
- Test smoke and CO alarms. Replace smoke alarms older than 10 years per NFPA guidance. Install CO alarms outside bedrooms and on every level.
- Replace HVAC filters and run systems. Confirm heating and cooling work as expected. If there’s no maintenance plan, schedule a tune-up within the first month.
- Walk the property for obvious hazards. Look for active leaks, exposed wiring, sagging ceilings, or signs of pests. If you see red flags, call a pro immediately.
Why it matters: These steps reduce immediate risk, help you respond in a crisis, and stabilize comfort from day one.
Days 8–30: inspections and stabilizing
This window is perfect for deeper evaluations and quick fixes that prevent bigger issues.
Mechanical inspections
- HVAC. Schedule a professional inspection to check refrigerant, burners, safety switches, and ventilation. Ask for the system’s age and estimated remaining life.
- Plumbing. Check water pressure, inspect visible piping for corrosion or leaks, and confirm the water heater’s age and condition. Replace the water heater if it is at end of life.
- Electrical. Have a licensed electrician inspect the panel and visible wiring. Look for fuses vs. breakers, overloaded circuits, and missing GFCI/AFCI protection.
Roof, gutters, chimney, attic
- Do a visual roof and gutter check from the ground or hire a roofer. Clear gutters and ensure downspouts direct water away from the foundation.
- If you plan to use a fireplace, schedule a chimney inspection and cleaning before first use.
- Look for attic signs of prior leaks or inadequate insulation that may strain your HVAC.
Sewer line and pests
- If your home is on municipal sewer and you have large trees or prior concerns, consider a camera scope of the line.
- Book a termite and wood-destroying organism inspection. Subterranean termites are a known risk in Oklahoma, and OSU Extension resources can help you understand prevention and treatment basics.
Health hazards in older homes
- Lead-based paint. If your home was built before 1978 or you plan to disturb painted surfaces, review EPA lead safety guidance and consider testing.
- Asbestos. For original flooring, pipe insulation, or old furnace materials, test before renovation and hire licensed abatement if needed.
- Radon. Test with a short-term kit or professional. The EPA radon guide explains the 4 pCi/L action level and mitigation.
Days 31–90: protect value and plan ahead
With safety items and inspections underway, turn to improvements that pay you back in comfort, efficiency, and resilience.
Roof and exterior repairs
- Address any leaks or aged materials. Pay special attention to flashing around chimneys, dormers, and skylights.
Insulation, air sealing, and crawlspace
- Evaluate attic insulation and seal air leaks to cut utility costs. Inspect the crawlspace for moisture, a continuous vapor barrier, and insulation that is dry and intact.
Storm readiness and insurance review
- Review homeowner’s insurance for wind, hail, and tornado coverage details. Flood insurance is separate. Check your address on the FEMA Flood Map Service Center and secure flood insurance if required.
Historic preservation and permits
- Before exterior changes, confirm whether your property is subject to historic review (most Heritage Hills homes are). Start with the City of Oklahoma City website to find Historic Preservation resources and permit requirements.
- If you plan a major rehabilitation, ask your tax professional about potential federal or state historic rehabilitation tax credits.
Trees, grading, and drainage
- Trim branches away from the roof and evaluate roots near sewer lines. Ensure grading slopes away from the foundation to reduce moisture risks.
Plan for system lifespans
- Build a replacement budget using typical ranges: water heater 8 to 15 years, central AC 10 to 20 years depending on maintenance, composition-shingle roofs 15 to 30 years, and furnaces or boilers 15 to 25 years.
Create an annual maintenance rhythm
- Put recurring tasks on your calendar: gutters twice per year, HVAC tune-up annually, pest inspections annually, and chimney sweep yearly if you use the fireplace.
Set up utilities and services
- Electricity. Set up your account and outage alerts with OG&E. Ask about efficiency programs that may help older homes.
- Natural gas. If gas was off at closing, schedule a safety check and turn-on with Oklahoma Natural Gas.
- Water, sewer, trash, and recycling. Visit the City of Oklahoma City website for Heritage Hills to find Water Utilities and Solid Waste Services for service setup, billing, and pickup schedules. Visit the City of Nichols Hills website for Nichols Hills.
- Property taxes and exemptions. Use the Oklahoma County Assessor and Treasurer site to confirm parcel details, deadlines, and to apply for any eligible exemptions such as homestead.
- Local readiness. Sign up for city or county emergency alerts and follow the National Weather Service Norman office for severe weather updates.
- Registration updates. Complete driver’s license and vehicle registration changes through the Oklahoma Tax Commission or your local tag agency, and update voter registration with the Oklahoma State Election Board.
Historic-home essentials in central OKC
Homes in Nichols Hills and Heritage Hills often include plaster walls, original wood windows, older plumbing and electrical methods, masonry chimneys, sloped roofs, and crawlspaces. These features add charm, and they also shape your early priorities. Focus on moisture control, electrical safety, ventilation, and gentle repair methods that respect original materials.
Before exterior changes, verify whether your address is within a designated historic district or subject to design review. Start with the City of Oklahoma City’s Historic Preservation resources and follow permit guidance to keep your project compliant and aligned with neighborhood character.
Common risks in older Oklahoma homes include termites, moisture in crawlspaces, dated electrical systems, limited insulation, and storm vulnerability. Your 90-day plan addresses these risks so you can enjoy the beauty of your home with fewer surprises.
Choose the right pros
When you hire help, confirm qualifications and experience with historic-era homes.
- Verify the contractor’s license and insurance. Use the Oklahoma Construction Industries Board to confirm licenses.
- Ask for references and photos of similar historic projects.
- Request a written scope, timeline, and estimate. Clarify warranties in writing.
- For electricians, plumbers, roofers, and pest control providers, prioritize firms with clear historic-home experience and strong local reviews.
Pro tip: Keep a single project folder with all estimates, invoices, permits, and warranties. It helps with future maintenance and adds value when you sell.
Make your 12-month maintenance plan
Turn your first 90 days into a repeatable rhythm. Set reminders for seasonal tasks, line up annual service agreements for HVAC and pest inspections, and walk the exterior each spring and fall for gutters, grading, and roof wear. Keep copies of utility account numbers, parcel ID, and key contacts in one secure place for quick reference.
Ready for a tailored move-in plan or a vetted vendor list for Nichols Hills and Heritage Hills? Request a Private Listing Consultation with Darian Woolbright, 405-887-3007, [email protected]
FAQs
When to change locks after closing in OKC?
- Change or rekey locks immediately or within the first week. Rekeying is faster and more cost-effective unless hardware is failing.
Are Nichols Hills and Heritage Hills homes at higher termite risk?
- Older wood, mature landscaping, and crawlspaces increase risk. Schedule a termite inspection early and follow prevention guidance from OSU Extension.
Do I need lead or asbestos testing in a historic home?
- If your home predates 1978, presume lead-based paint and test before disturbing paint. Suspect asbestos in some older materials and test before renovation. See EPA lead guidance.
How can I confirm my electrical system is safe?
- Have a licensed electrician inspect the panel and wiring, check for fuses, missing grounding, and required GFCI/AFCI protection. Prioritize any overloaded circuits or signs of arcing.
Do I need flood or tornado coverage in central OKC?
- Wind, hail, and tornado risks are usually part of standard homeowners policies. Flood insurance is separate and required if in a FEMA flood zone. Check your address on the FEMA Flood Map Service Center.
