The Complete Guide to Restoring a Historic Home in the U.S.

Table of Contents

Understanding Historic Designation and Regulations

Before you begin restoring a historic home in the U.S., its important to understand how these properties are classified and what rules might apply. Owning a historic home comes with unique responsibilities, and knowing the legal framework can help you plan your project without unexpected setbacks.

Types of Historic Home Classifications

In the United States, a historic home can fall under several different classifications. These designations affect what you can and cannot do when it comes to restoration. Heres a quick overview:

Designation	Description	Who Oversees It
National Register of Historic Places	A federal list of buildings, sites, and structures deemed historically significant.	National Park Service (NPS)
State Historic Registers	Each state maintains its own register for historic properties.	State Historic Preservation Office (SHPO)
Local Landmark or Historic District	Certain cities or counties designate local landmarks or districts with stricter restoration guidelines.	Local preservation commissions or planning departments

Why These Designations Matter

The type of designation your property has will determine how much freedom you have during restoration. For example, being listed on the National Register may qualify you for tax incentives but won’t necessarily restrict your renovation plans unless federal funding is involved. However, local landmark status often comes with strict rules about materials, paint colors, windows, and even landscaping.

Common Restrictions You Might Encounter

Exterior Changes: You may need approval before altering the façade, roofline, or original architectural features.
Building Materials: Some areas require specific materials that match the original construction.
Additions or Expansions: Additions may be limited or prohibited to preserve the homes historical integrity.
Demolition: Partial or full demolition of a designated historic structure is often highly restricted.

Getting Familiar with Your Propertys Status

If youre not sure whether your home is considered historic, start by checking with your local city planning department or your State Historic Preservation Office (SHPO). You can also search the National Register database online through the National Park Service website.

Helpful Tip:

If your home is located in a historic district—even if its not individually listed—you still may need approvals for restoration work. Always verify before starting any major projects.

Navigating Legal Requirements

Once youve identified your homes designation status, its time to learn about the specific legal requirements tied to that classification. This may include applying for Certificates of Appropriateness (COAs), submitting architectural plans for review, or working with approved contractors who specialize in historic preservation.

The more informed you are about regulations and expectations, the smoother your restoration process will be. Taking time upfront to research can save you both time and money down the road.

2. Evaluating the Condition of Your Historic Property

Before diving into any restoration work, it’s crucial to understand the current state of your historic home. Evaluating the condition helps you plan appropriately, avoid unexpected costs, and preserve the property’s unique character. This process involves looking at structural integrity, historical value, and general wear and tear. Heres how to get started:

Start With a Visual Inspection

Walk through your home and take note of visible issues. Look for signs of water damage, foundation cracks, outdated electrical systems, and deteriorating wood or masonry. Don’t forget to inspect hidden areas like attics and basements.

Hire Qualified Professionals

Its essential to engage experts who specialize in historic preservation. These professionals understand old building techniques and can identify problems that modern inspectors might overlook. Consider hiring:

Expert	Role
Historic Preservation Inspector	Assesses compliance with preservation standards and identifies historically significant features.
Structural Engineer	Checks the foundation, load-bearing walls, roof supports, and overall stability.
Licensed Electrician & Plumber	Evaluates outdated systems for safety and code compliance.

Understand Historical Significance

Your home might be listed on the National Register of Historic Places or recognized by a local preservation society. Understanding its historical significance can affect what changes youre allowed to make. Look into:

The original architectural style and features.
The year it was built and past renovations.
Any notable events or people associated with the property.

Tip:

You can contact your State Historic Preservation Office (SHPO) for help identifying your homes historical status and accessing public records.

Create a Condition Assessment Report

A written report helps you prioritize repairs and stay organized throughout the restoration process. Include photos, notes from experts, estimated repair costs, and a timeline for addressing each issue.

Key Elements to Include:

Description of each problem area

This evaluation step lays the foundation for a successful restoration that respects both the beauty and integrity of your historic home.

3. Planning Your Restoration Project

Restoring a historic home is an exciting journey, but it requires careful planning to make sure you preserve its character while updating it for modern living. In this section, we’ll walk through how to create a solid restoration roadmap that blends historic authenticity with today’s functionality.

Set Clear Goals and Priorities

Start by identifying what you love most about the home’s original features—whether its the woodwork, windows, or layout—and decide which elements must be preserved. At the same time, think about what needs to be updated for comfort and safety, like plumbing, electrical systems, or insulation.

Create a Realistic Budget

Budgeting is key when it comes to restoring a historic property. Costs can add up quickly, especially if unexpected structural issues arise. Here’s a simple breakdown of common expenses to help you plan:

Category	Estimated Cost Range (USD)
Structural Repairs	$10,000 – $50,000+
Roof Replacement/Repair	$5,000 – $30,000
Electrical & Plumbing Updates	$8,000 – $25,000
Historic Window Restoration	$300 – $1,000 per window
Interior Finishes (floors, plaster, paint)	$5,000 – $20,000+

Tips for Budgeting:

Add a 15-20% contingency fund for surprises.
Get multiple estimates from contractors familiar with historic homes.
Consider phased restoration if your budget is tight.

Design with Purpose

Your design choices should reflect the homes period style while supporting your lifestyle. For example, you might want to open up a kitchen space while still using materials and finishes that match the homes era.

Key Design Considerations:

Materials: Use historically accurate materials when possible—like reclaimed wood or lime-based plaster.
Color Schemes: Research traditional color palettes or consult with an expert in historic interiors.
Modern Needs: Incorporate modern essentials like energy-efficient HVAC systems or smart home tech discreetly.

Navigating Permits and Regulations

If your home is listed on the National Register of Historic Places or located in a designated historic district, you’ll likely need special permits before starting work. Contact your local preservation office early in the process to understand the guidelines.

What You May Need:

Zoning approvals for exterior changes
Building permits for structural work or system upgrades
Certificates of Appropriateness (COA) for alterations in historic districts

This step can take time, so build permit approvals into your project timeline. Working with an architect or contractor experienced in historic renovations can make this part smoother and help you avoid costly mistakes down the line.

A well-thought-out restoration plan will keep your project on track and aligned with both your vision and historical standards. With the right planning and professional guidance, your dream of bringing an old home back to life can become a reality.

4. Sourcing Appropriate Materials and Skilled Craftspeople

Restoring a historic home in the U.S. requires more than just modern tools and techniques—it’s about honoring the original craftsmanship and using materials that match the period of the house. Whether your home is a Colonial Revival, Victorian, or Craftsman bungalow, finding authentic materials and experienced restoration professionals is key to preserving its charm and value.

Finding Period-Appropriate Building Materials

Using the right materials ensures your restoration looks authentic and complies with local preservation guidelines. Here are some strategies to help you source period-appropriate materials:

Architectural Salvage Yards: These are treasure troves for reclaimed wood, vintage hardware, old-growth flooring, antique doors, and windows that match your home’s era.
Online Marketplaces: Websites like eBay, Craigslist, or Etsy often have unique historical items like doorknobs, light fixtures, or moldings.
Specialty Suppliers: Some manufacturers specialize in reproducing historical building materials—such as plaster medallions or push-button light switches—that look just like originals.
Local Historic Societies: They often maintain lists of approved suppliers or may even host material swap events for homeowners restoring period homes.

Examples of Common Historic Materials

Material	Description	Where to Find
Milled Wood Trim	Crown molding, baseboards, and window casings with historic profiles	Salvage yards, millwork companies
Lime Plaster	A breathable wall finish used before drywall became common	Specialty plaster suppliers
Sash Windows	Double-hung wooden windows typical in pre-WWII homes	Architectural salvage stores or reproduction window makers

Hiring Skilled Restoration Professionals

A successful historic restoration often depends on hiring craftspeople who understand traditional construction methods. Unlike modern contractors, these specialists know how to work with older structures without compromising their integrity.

Tips for Finding Qualified Craftspeople

Ask for Referrals: Reach out to local preservation organizations or neighbors who’ve restored similar homes.
Check Credentials: Look for contractors with experience in historic preservation or certifications from groups like the National Association of the Remodeling Industry (NARI).
Review Portfolios: Ask to see before-and-after photos of past projects to ensure their work aligns with your vision.

Certain Trades You May Need

Craftsperson Type	Main Role in Restoration
Mason	Lime mortar repointing, brick or stone repair
Cabinetmaker/Carpenter	Crafting custom trim, restoring staircases or built-ins
Painter (Historic Specialist)	Keeps true to original paint palettes and techniques like milk paint or linseed oil finishes

The right team will not only preserve your homes unique history but also help you avoid costly mistakes that can come from using inappropriate materials or methods. With careful sourcing and expert hands on deck, your historic home can be both beautiful and true to its roots.

5. Navigating Grants, Tax Credits, and Financial Incentives

Restoring a historic home in the U.S. can be a rewarding yet costly endeavor. Fortunately, there are numerous federal, state, and local programs designed to help offset the costs of preservation. These financial incentives can come in the form of grants, tax credits, and other support programs aimed at encouraging the restoration of historically significant properties.

Understanding Historic Tax Credits

The most widely known incentive is the Federal Historic Preservation Tax Incentives program, administered by the National Park Service (NPS) in partnership with the Internal Revenue Service (IRS) and State Historic Preservation Offices (SHPOs). This program offers a 20% income tax credit for the rehabilitation of income-producing historic buildings that are listed on the National Register of Historic Places.

Basic Requirements:

The property must be income-producing (such as rental homes or commercial spaces).
The building must be certified as historic by being listed on or eligible for the National Register.
The rehabilitation work must meet the Secretary of the Interior’s Standards for Rehabilitation.

State-Level Programs

In addition to federal incentives, many states offer their own historic preservation tax credits or grant programs. These vary widely by state in terms of availability, eligibility requirements, and benefits.

State	Tax Credit Percentage	Owner-Occupied Eligibility	Notes
Maryland	20%-25%	Yes	Additional 5% bonus for sustainable practices
Virginia	25%	No (income-producing only)	Combines well with federal credits
New York	20%	Yes	Must be located in an eligible census tract
California	N/A (Grant-Based)	Yes	Focuses more on local grant programs than state tax credits

Local Grant Opportunities and Incentives

Your city or county may offer additional financial support through preservation grants, fee waivers, or property tax abatements. These programs are often less publicized but can be extremely helpful.

Where to Look:

Your local Historic Preservation Commission or Planning Department website.
Main Street programs or community development offices.
Local non-profits focused on heritage preservation.

How to Apply for Financial Assistance

The application process varies depending on the program but generally involves several key steps:

Determine Eligibility: Confirm your property is either listed or eligible for listing on the National Register of Historic Places.
Create a Restoration Plan: Work with professionals to ensure your project meets required preservation standards.
Submit Preliminary Applications: For federal tax credits, this includes Part 1 and Part 2 forms submitted to your SHPO.
Pursue State and Local Programs: Contact your SHPO and local government offices to identify additional opportunities and requirements.
Keep Detailed Records: Maintain documentation of all expenses, before-and-after photos, and contractor invoices.

Helpful Resources:

Navigating these financial tools may take time, but they can significantly reduce your out-of-pocket expenses while preserving America’s architectural legacy.

6. Maintaining the Integrity of Your Historic Home Long-Term

Restoring a historic home is only the beginning — keeping it in great shape for years to come takes ongoing care. Regular maintenance not only protects your investment but also preserves the unique architectural details and charm that make your home historically significant. Here’s how you can ensure your historic property stands the test of time.

Why Ongoing Maintenance Matters

Historic homes were built with different materials and techniques than modern houses. Without regular upkeep, these elements can deteriorate quickly, leading to costly repairs and potential loss of historic value. Preventative maintenance is often less expensive than major restoration work down the road.

Routine Maintenance Checklist

To help you stay on top of maintenance, here’s a simple checklist of key areas to inspect and maintain:

Maintenance Task	Recommended Frequency	Tips
Inspect Roof and Gutters	Twice a year (Spring and Fall)	Look for missing shingles, leaks, or clogged gutters to prevent water damage.
Check Exterior Paint and Siding	Annually	Touch up peeling paint and fix damaged wood or masonry to protect against moisture.
Examine Windows and Doors	Annually	Ensure seals are tight; repair or replace rotting frames while preserving original design.
Test HVAC, Plumbing, and Electrical Systems	Seasonally or Annually	Hire professionals familiar with older systems for inspection and servicing.
Monitor Foundation and Basement	Twice a year	Watch for cracks or dampness that could indicate structural issues.
Pest Control Inspection	Annually or as needed	Treat for termites or rodents that can damage wooden structures.

Caring for Original Materials and Features

Your historic home may have original hardwood floors, plaster walls, antique fixtures, or handcrafted moldings. These features require special attention:

Woodwork: Clean gently with non-abrasive products; refinish rather than replace when possible.
Masonry: Use lime-based mortar for repointing instead of Portland cement to avoid damaging bricks.
Windows: Repair sash cords or glazing instead of replacing windows outright to preserve authenticity.
Flooring: Refinish original wood floors rather than covering them with modern materials.

Create a Maintenance Schedule

A written maintenance calendar helps keep track of tasks over the months and years. Set reminders for seasonal checks and annual inspections. Consider keeping a logbook or spreadsheet detailing what was done, when, and by whom — this is also helpful if you ever plan to sell the home.

Sample Seasonal Maintenance Plan:

Season	Main Focus Areas
Spring	Roof & gutter cleaning, exterior paint touch-ups, HVAC system check-up.
Summer	Pest control inspection, landscaping away from foundation, window/door sealing.
Fall	Clean chimneys/fireplaces, prep plumbing for winter, check insulation.
Winter	Monitor interior humidity levels, watch for ice dams, maintain heating systems.

Sourcing Skilled Professionals

If youre not comfortable handling certain tasks yourself — like electrical updates or structural repairs — hire contractors with experience in historic preservation. Look for professionals certified by organizations such as the National Trust for Historic Preservation or those familiar with local preservation guidelines.

The Role of Local Preservation Societies and HOAs

Your local historical society or neighborhood association might offer resources like recommended contractors, workshops on maintenance techniques, or even grants for preservation work. Staying involved in these communities can provide valuable support throughout your homes lifetime.

A Little Effort Goes a Long Way

Caring for a historic home doesn’t have to be overwhelming. With consistent attention and respect for the building’s heritage, you can enjoy its beauty while protecting its legacy for future generations.