5 Things to Consider Before Renovating a Historic Home

When it comes to changing or renovating a historic home, there’s a delicate balance between necessary modernization and ruining the original charm. In some cases, the home's value is maintained precisely by keeping some of a historical home’s old-timey features, like lighting fixtures that can’t be replaced or original flooring that still holds character. However, changes behind the walls, especially to plumbing and electricity, are must-haves for modern families that still want today’s creature comforts. Too much restoring, rehabbing, and upgrading, though, could jeopardize the home's ability to attract certain buyers or to be listed on the National Register of Historic Places.

If you’re unsure what to keep and what to upgrade in your historic home, here are some things to consider before getting started.

Historical Registries

Before changing anything in your home, you should take into account historical registries. Find out whether or not your home is already on a preservation or historical register, or if your home could qualify to be on one in the future.

You should also know that just because your home is old, doesn't necessarily qualify it as historic—but the rules vary by location. Historic properties are generally over 50 years old and are associated with important moments, locations, or people. For example, they could be birthplaces of famous historical figures, like the Harry S. Truman and George Washington Carver homes in Missouri.

Historic properties usually have to maintain the look of their original construction to qualify for the U.S. National Park Services’ National Register of Historic Places. Some are open to the public, while others—like the Slowe-Burrill house in Washington, DC—are privately owned.

A family home could be nominated to join the register if it meets a number of criteria, demonstrating that it's worth preserving. If you think your home might meet said criteria, you should start by checking in with your State Historic Preservation Office to decide how to proceed.

Financial Incentives

Aside from the bragging rights of owning a recognized historic home, there are also a number of financial incentives. (Though, be warned, the paperwork can be a bit cumbersome.)

There are federal tax incentives for those who preserve their property, even if rehabilitation is required to do so. You'll just need to comply with the technical standards that apply to everything from window treatments to masonry.

If you’re prepping your home for sale, it's still worth reviewing your state’s preservation office website to check for any easements, grants, rehabilitation credits, and tax abatements you could qualify for in the process. Even if you don’t personally take advantage of these benefits, knowing what they are and adhering to the requirements can help the next owner if they choose to register the home in the future.

Character-Defining Facades

A historic building's most character-defining feature is its public face, according to the Wisconsin Historical Society. "This facade contains the architectural details, porches, windows, and doors that especially define the building’s style and character,” reads a page on the society's website about preserving a historic building's character.

However, the historic preservation ordinances for home exteriors vary by state—and some upgrades, especially for safety reasons, are allowed.

As a rule of thumb, Denver-based KGA Studio Architects recommends that "significant characteristics that make the structure unique"—like arched windows, terracotta roof tiles, slate tile roof, and certain types of columns—should be kept. But that doesn’t mean that you have to stick to the original materials or look. Balconies, porches, and even windows could be candidates for modernization because the materials available now are more durable and climate-appropriate than the original design. Some of these changes can be done thoughtfully, without impacting the historic character of these elements.

Significant Interior Details

Although the facade is the focal point for most historical preservation, interiors also have their particularities. In places like Baltimore and New York City, certain interior landmarks are highly coveted and appreciated. The same is true for homes that are important because of significant events that took place inside them. You should keep as much of that history on display if ever you want to maintain your home's value. Knowing the history of the home is already a good start for any real estate agent, but showing—not telling—is a true selling point.

Fireplaces, even if not usable, have great appeal, for example. Original staircases, light features, woodwork, and even the floor plan are worth keeping. Try to maintain rare features that aren’t as common in modern construction, as they will make the property more unique whenever you sell to new owners.

Licensed and Experienced Contractors

Last but certainly not least, who you use to do rehabs or repairs matters. While you could read all 51 Park Services’ Preservation briefs yourself, most people are never going to understand the complete ins and outs of shifting building or model codes, nor city- or state-specific design standards. The National Conference of State Historic Preservation Officers is a good place to start if you’re thinking of renovating a historic home. These trained contractors understand the difference between restoring, reconstructing, preserving, and adaptive reuse—even when homeowners don't. More importantly, they know applicable regional requirements and play an outsized role in documenting the changes made.

Documenting anything that requires a city license or permits is especially important. This is why most real estate agents suggest using a specialized preservation contractor with ample experience in your area to address major renovations and system upgrades in your historic home.