How to Save a Historic Building
Guiding Questions from Historic Architects on How to Preserve and Renovate Old Buildings
A city without historic architecture is a city that has a lost a part of its story.
“It is important to keep historic buildings alive. They have so much to tell us and are a vital part of a community’s historic fabric,” explains GHP Architect Thom Meek, AIA, who has worked with many historic properties. “As time goes on, we want future generations to see, hear, and experience those stories.”
Historic preservation and renovation can be an expensive and challenging process. Building owners may find themselves wondering—is preserving a historic building worth the investment when it could be demolished and replaced with a more cheaply made structure?
There are many benefits to historic preservation which include:
Historic architecture is irreplaceable.
Once torn down, a historic building is forever lost. Its unique building materials, architectural style, history, and pedestrian aesthetic cannot be authentically replicated.
Historic architecture reflects a city’s culture.
A city without buildings from its past lacks cultural richness and dimension. Its appeal to visitors and residents alike significantly declines.
Historic architecture is built to human scale.
In modern eras, the higher, the wider, the sleeker a building, the better. In contract, historic architects placed greater emphasis on scaling a building to the human experience. Historic structures were designed largely to make a person comfortable, charmed, and captivated.
As you’ve probably heard it said, “They don’t build buildings like they used to.” In many cases, we would agree.
So how do you keep your historic building alive?
Every historic building is one-of-kind—with its own unique story and challenges. However, there are common questions, steps, and partners each historic property owner and manager should consider when getting started.
What Is Your Historic Building’s Purpose?
At the start of your journey, you need to determine the purpose of your historic building.
Keep in mind its future purpose may not be its original use. For example, what used to be an office building in 1900 may now better serve the community as a condominium.
An architect can help assess what services are possible within your historic space. Whether you implement a new use or restore its original function, the goal is to ensure your facility is economically viable and contributes in a positive way to the community.
Is Your Building Significant?
Next, you need to determine how your building is significant. Historic buildings generally fall into one or more of the following categories:
Historic Significance
A building is often deemed historically significant if it is associated with events, activities, people, or developments that were important in the past. It could also have the potential to yield information about the past through archeological investigation. Or perhaps the building was the first of its kind in some way. According to the National Register of Historic Places, a property commonly needs to be at least 50 years old to be considered historic.
Architectural Significance
A historic building is often deemed architecturally significant if it maintains its original architectural integrity. The building may also be associated with historic architectural, landscape, or engineering achievements.
Cultural Significance
A building is often deemed culturally significant when it plays a part in a community’s placemaking. Historic buildings can create a shared sense of identity by housing collective memories, stories, and heritage. It is said that community develops through the interaction between people and place over time, and historic buildings are a vital expression of that interaction.
So how do you establish your historic building’s significance?
Historic Research
GHP will first contact a building’s local and national historic commissions. These commissions typically have the most viable and credible documentation. To connect with your local historic commission, either rely on your Historic Architect’s relationships or conduct an online search with the keywords “[your community] historic commission.”
If the commissions are not able to yield information for your building, you can then conduct your own investigation. Search your property’s storage and archives, local libraries, public records, historic newspaper collections, historic literature, and more to locate relevant information. The types of information to look for include original construction documents, historic photographs, interviews with building occupants and builders, and any other information about the property, its original uses/services, architect, and construction.
Public Engagement
Public meeting(s) can help you gather and document the community’s value of your building. This community involvement can also build positive exposure and support of your business/organization, historic designation efforts, and any fundraising initiatives. These meetings can also give your architects the opportunity to incorporate feedback into building plans. For projects that affect a large group of people, involving the community in your design process can be critical for building consensus.
Historic Building Designation
Once you have a solid basis of documentation to support your historic building’s significance, it is time to consider historic designations.
These designations involve rigorous application processes and can require your property to follow guidelines. However, these designations are valuable in legitimizing and protecting your historic property.
Types of historic building designations include:
National Register of Historic Places—The National Register of Historic Places is “the official list of the Nation's historic places worthy of preservation.” This federal designation is managed by the National Park Service within the U.S. Department of the Interior to identify, evaluate, and protect America’s historic and archeological resources. Benefits of the designation include becoming a part of the National Register Archives, increased opportunity for preservation incentives, possible tax benefits, preservation guidance, networking with other historic property owners and preservationists, and receiving a bronze plaque to distinguish your property as a Historic Place. Additionally, if your building or project is not federally funded, this designation will not limit what you can do with your property. Learn how to start the application process at the National Park Service’s website. Typically, the process begins with your State Historic Preservation Office.
National Historic Landmarks Program—National Historic Landmarks (NHL) are “historic properties that illustrate the heritage of the United States.” With more than 2,600 NHLs in the U.S. today, benefits of this federal designation include federal preservation protection and increased eligibility for grants, tax credits, and other incentives. Additionally, both the National Register and NHL offer significant protections for your historic property in the event that federal work threatens your site (for example, eminent domain when building roadways, etc.). Your property must be nominated to be considered for NHL registration. Learn more at the National Park Service’s website.
Local and State Designations—Many states and local municipalities offer historic preservation programs, awards, and designations. These designations vary by state and locality. Before pursuing local historic designation, take time to understand what requirements will be attached to these designations. Sometimes local historic agencies require design review. In which case, it is important to understand the extent of that review and whether you are comfortable with such design oversight. Your State Historic Preservation Office and local historic or preservation commission are helpful places to start.
Historic Building Markers—Many state and local governments offer historical building marker programs. These programs allow you to apply for a sign or marker to denote your property as a historic site and potentially tell its story. You can find relevant marker programs through an online search or by getting in touch with your state and local preservation agencies.
Other Historic Building Designations: Depending on your building’s services, size, and location, there can be a range of other historic designations to pursue. Examples include the Historic Hotels of America and third-party designations in which a third party can initiate a designation rather than the owner. Additionally, relevant community groups and media outlets host a range of architectural and historic awards and designations that could be applicable to your project.
Do You Qualify for Historic Building Funding?
Working with a historic building can be expensive, but you may qualify for special funding.
If your property has achieved federal, state, or local historic designation, you have increased opportunity to secure government funding.
Funding options to reduce the cost of your project include grants, tax incentives, tax exemptions, and preservation funds. Private funding from private foundations, philanthropic trusts, and individual donors may also be available.
Most states have historic preservation grans allocated for building restoration. You can also find an explanation of federal grants and incentives at the National Park Service’s website, along with a list of competitive grants.
On historic projects, GHP helps clients determine funding options and what needs to be done to secure and maintain funding. Often governmental funding is accompanied by requirements for design criteria, preservation methods, and more. A follow up is sometimes required to confirm these guidelines are met. Architects like GHP ensure these standards are fulfilled.
Partners Who Can Help
Saving a historic building takes a village. Below are a few key partners to keep in mind:
Architect/Project Manager
An architect will help you understand the opportunities and limitations of your historic space. A historic building is layered much like an onion. Looking at the surface, you miss the layers of complexity hidden underneath—the wear and tear of time, antiquated systems, environmental hazards, code compliance issues, twists and turns in the floor plan, and more. An architect can assemble and manage a team of expert consultants who will investigate the state of your building. They will determine what is needed to make the building safe and functional. As your Project Manager, architects can also represent you to governmental agencies and the public, compiling feedback, creating informed designs, and securing stakeholder approval. Oftentimes, architects will have respectful working relationships with government agencies that can streamline and support your project’s success.
Government Groups
It is crucial you work in tandem with relevant government organizations from the start of your project. These organizations may include local and state preservation offices, housing agencies, permitting offices, planning commissions, and other relevant stakeholders. They will help you navigate local, state, and federal laws and regulations; acquire the right preservation permits and historic zoning; advise on tax breaks and other financial assistance; and more.
“If you make alterations to a building without working in partnership with relevant governmental agencies, you could face fines or even have your entire project shut down,” said GHP Architect Thom Meek. “It is vital to get these groups involved in your historic project earlier rather than later.”
Non-Profit Groups
Across the federal, state, county, and local levels, you can also find non-profit historic and preservation groups that are passionate about keeping historic buildings alive. Having experience with a wide range of historic properties, they can help you set realistic expectations for your project. Additionally, they can provide knowledge and connections to make your project easier.
Community Groups
In addition to non-profit groups, neighborhood and community organizations can be helpful in building a coalition of support around your project. These organizations include merchant associations, neighborhood associations, HOAs, Chambers of Commerce, museums, and educational groups.
A Case Study: The Union Station Nashville Yards
Originally constructed in the 1890s, Union Station was once a Mid-South train depot. It later took on a second life as a boutique hotel—with its iconic Romanesque Revival architecture standing proudly against the Nashville skyline. Out of a desire to restore Union Station as a destination for both Nashville residents and visitors, the historic property’s owners partnered with GHP. The resulting renovation returned to use Union Station’s long-forgotten Broadway entrance and transformed an underperforming ballroom into an indoor-outdoor destination dining experience. Learn more about how Union Station’s owners and GHP worked together to fulfill Metro Nashville Historical Commission standards and pen a new chapter in Union Station’s long-standing history.
Want to Talk to a Historic Architect?
If you are seeking a partner in your historic architecture project, we can connect you with an architect who can speak to your need. Reach us at Hello@ghp1.com or 615-254-8500. We are excited to help you achieve your vision for your historic building.