5 Important Things You Need to Know About Remodeling a Historic Home
October 10, 2023
Seattle is home to a multitude of remarkable older homes, many of which hold the official and esteemed title of “historic home.”
According to the Seattle Department of Neighborhoods (DoN), a home earns this distinction if it is more than 25 years old and meets any one of the following criteria: (1) linked to a significant historic event, (2) associated with an important historical figure, (3) connected to cultural, political, or economic heritage, (4) showcases distinctive architectural characteristics, or (5) is an exceptional work by a designer or builder and is easily recognizable within its neighborhood, contributing to its unique identity.
Whether you live in an officially designated historic landmark or a charming older home with character around every corner, there are several factors to consider that owners of newer homes may not encounter.
In this article, we’ve rounded up five crucial things you should know before planning a major renovation on an older house.
1. New Does Not Mean Modern
Many owners of older or historic homes approach remodeling with caution, especially when considering extensive changes. A quick Google search for “2023 remodeled homes” will flood your screen with images of sleek, modern houses featuring clean lines and contemporary amenities. It might take a fair amount of scrolling before you stumble upon a home that still exudes its historic character.
However, chances are you fell in love with your older home precisely because of its unique character and charm. When considering a renovation project, seek out a contractor who shares your vision for restoration and repair rather than radical modernization.
Over time, the wear and tear of age can cause some areas of your home to lose their luster. Features like the wood flooring, exterior, molding and trim, hardware, and lighting could start to transition from ‘charming’ to just ‘aged.’ A design-build firm dedicated to preservation can breathe new life into these elements, either by carefully restoring them or finding replicas that stay true to the historical period.
The mutual goal is to give your 21st-century family a house that caters to your modern lifestyle while preserving and celebrating the home’s original beauty.
If the home has been in your family for many years, or even generations, you could have treasured memories within its walls. A skilled contractor will help plan a historic remodel that not only preserves these memories but also finds imaginative and aesthetically pleasing ways to showcase them.
If the fear of losing character, charm, or family memories is holding you back from pursuing a home restoration project, remember that embracing new features doesn’t have to mean your home will transform into something overly modern. With creativity and a shared passion for preservation, you can honor the past while crafting a home that suits your family’s 21st-century lifestyle.
2. Expect the Unexpected
Before you begin an old home remodel, it’s crucial to set realistic expectations: there will be unforeseen challenges along the way. Outdated electrical systems, structural decay, damaged plumbing, and rot are just a few of the surprises you could uncover during your renovation project.
If your home has had many owners throughout its existence, you may also be contending with a number of DIY projects or renovations that didn’t quite meet modern building codes. This can pose difficulties when it comes to replacing or repairing that work to ensure safety and durability.
Ironically, “unforeseen” challenges practically come with the territory when it comes to remodeling a historic home. But don’t let this prospect discourage you. Fortunately, our city is home to numerous older houses and buildings, which means your chosen Seattle contractor should be well-prepared to expertly navigate any issues that crop up during construction.
With the right professionals by your side, these challenges can be conquered. While they may require extra time and effort, they are also opportunities to breathe new life into your historic home and ensure it stands strong for generations to come.
3. Seattle Has a Historic Regulations Board
If your home meets the criteria to be officially classified as a historic home, it’s essential to understand that Seattle has a well-established Historic Preservation Program with specific regulations that can impact any major renovation on an older house.
While there are incentives for preserving a historic home, like tax deductions, grants, and easements, it also involves navigating a series of regulatory processes. These processes often require homeowners to submit applications and engage in detailed collaboration with the Seattle preservation board.
The good news is that the preservation board is readily accessible and committed to assisting homeowners and contractors in their efforts to protect and enhance Seattle’s historical heritage. They recommend reaching out to them early in your planning process. By doing so, you can gain valuable information, insights, and guidance, helping you take the right steps for your historic home renovation project.
4. Flexibility is a Must
When it comes to remodeling a historic home, flexibility is a non-negotiable attribute for homeowners. Why? Because the unexpected is almost guaranteed in these projects, and that applies to both your timeline and budget.
Keep in mind that renovation costs are a complex web of interconnected factors. Remodeling an older home often comes with challenges that go beyond the standard scope of a remodeling project. While addressing minor water damage in a small, isolated area can be relatively straightforward and cost-effective, stumbling upon extensive structural damage in the foundation or framing can be a game-changer.
But it’s not just your budget that might be affected by these unforeseen challenges. Construction timelines are typically provided before work begins, based on what the contractor knows at that moment. With an older or historic home, contractors often build in some extra time to account for likely unforeseen conditions and will do their best to stay on schedule. However, certain factors can have a significant impact on the initial timeline.
For instance, a leaky pipe might only cause a slight delay of a day or two. However, something as substantial as the extensive structural damage mentioned earlier can potentially extend the project timeline by weeks or even months.
The key takeaway here is that if you’re working with a contractor who specializes in historic home remodeling, they’ll have the expertise to navigate these challenges with minimal impact on the original budget and timeline. Your flexibility, combined with their experience, will help ensure the successful completion of your magnificent old home remodel.
5. Remodeling a Historic Home May Require Additional Permitting
If you’re considering a remodel for your officially classified historic landmark, be prepared for additional permitting requirements that go beyond what’s typical for standard home renovations. Even if you don’t require a permit from the Department of Planning and Development (DPD), you will likely still need a Certificate of Approval from the historic preservation board.
The purpose of this Certificate of Approval is clear: it’s a written authorization, similar to a permit, designed to ensure that any changes made to a City Landmark or alterations to the external appearance of a building, structure, or site within one of Seattle’s eight historic districts align with the city’s preservation goals.
The process to obtain this certificate involves submitting an application which is meticulously reviewed by the Department of Neighborhoods (DoN) staff and board. Be prepared for this process to take up to four months. You must obtain your Certificate of Approval before seeking any additional permits from the DPD or Engineering Department.
While local building and restoration departments strive to make this process as straightforward as possible, you may find it beneficial to work with a design-build firm that specializes in historic home remodeling. Such firms often handle permitting on behalf of their clients, simplifying the process and relieving you of the more administrative responsibilities.
Remodeling a historic or older home can be a challenging endeavor but often one that is more rewarding than imaginable. Seattle is home to a remarkable collection of homes older than 1940, representing a range of architectural styles and periods. These homes not only contribute to the city’s rich heritage but also offer homeowners a unique opportunity to live in a piece of history. Whether it’s restoring original features, renovating with a modern touch, or blending the old with the new, these older homes continue to captivate residents and visitors alike with their timeless charm.
In the end, the journey of remodeling a historic home isn’t just about bricks and mortar; it’s about preserving the stories and soul of a bygone era. It’s about honoring the past while creating a space that suits your modern lifestyle. So, as you embark on your historic home renovation adventure, embrace the challenges, relish the rewards, and savor the privilege of being a steward of history in the cherished city of Seattle.
If you’re ready to begin the journey of remodeling your older home, Harjo is here to help. Our team is passionate about preserving the charm and character of Seattle’s architectural treasures.
Contact us today to start the conversation about your remodeling project. Together, we can bring your vision to life while honoring the rich history of your home.