Everything You Should Consider With Historic Building Preservation
Saving historic buildings is an admirable endeavor — it's environmentally responsible and helps us to better understand our own heritage. However, it can also be overwhelming if you don't know where to start. In this guide, we'll talk about different ways you can save your historic property, the most important features of a historic building and how to determine your building's historic significance.
Methods for Saving a Historic Building
While every historic building is unique, most of the methods used to save them fall into one of several categories. Here's a look at some of the most common.
Preservation
Preservation refers to the process or act of applying measures needed to maintain a historic property's existing form, materials and integrity. Work, which includes preliminary measures taken to stabilize and protect the structure, is usually focused around the continuous repair and maintenance of historic features and materials rather than new construction or replacement. Preservation projects also involve limited upgrading of electrical, plumbing and mechanical systems to make sure properties remain functional.
The Department of the Interior defines preservation in its Standards for Preservation, which it uses for protecting historic buildings in the United States. These standards for historic building preservation include:
Using and maintaining the property according to its original use — as it was historically or in a new way that allows it to retain as many of its distinctive features, materials and spaces as possible.
Preserving the property's historic character and avoiding the replacement of historic materials that are intact or repairable features that characterize the property.
Acknowledging the property as a physical record of its era, location and use. Any work required to consolidate, conserve and stabilize existing historic features and materials must be visually and physically compatible.
Preserving any changes to the property that have gained historic significance independently of the property.
Preserving distinctive finishes, features, materials and construction techniques that characterize the building.
Evaluating the current condition of the building's historic features to determine the level of intervention needed. If deterioration of a feature requires replacement, use a material that matches it in design, composition, texture and color.
Undertaking physical or chemical treatments, if needed, in the gentlest way possible. If the treatment causes damage to historic materials, don't use it.
Restoration
Restoration is the process or act of depicting a property's features, character and form as it appeared during a certain time period by removing features from other periods of its history. This process includes reconstructing features from that certain time that are missing as well.
As is the case with preservation, the restoration process also allows sensitive and limited upgrading of electrical, plumbing and mechanical systems so that the property is functional.
The Department of the Interior has also established Standards for Restoration, which it uses when restoring buildings of historical significance. These standards for restoration of old buildings include:
Using the restored property as it was historically or assign a use that interprets its restoration period.
Regarding the property as a physical record of its use, time and place. Work required to stabilize and conserve features and materials from its restoration period must be visually and physically compatible and identifiable.
Removing features and materials that are characteristic of other time periods. Before you remove them, however, you must document them.
Preserving distinctive features, materials, construction techniques and finishes characteristic of the building's time period.
Repairing characteristic features that have deteriorated. Do not replace them. If deterioration is severe and replacement is absolutely necessary, the replacement should be identical to the old one in color, texture, design and materials wherever possible.
Replacing missing features from the time period. You must also verify the authenticity of the replacements with physical and documentary evidence.
Applying chemical treatments gently, and only if necessary. Don't use materials that damage historic materials.
Rehabilitation refers to the process of repairing, altering or adding on to a property to make a certain compatible use possible while preserving features and portions that convert its cultural, architectural or historical values.
Rehabilitation
Rehabilitation refers to the process or act of repairing, altering or adding on to a property to make a certain compatible use possible while preserving features and portions that convey its cultural, architectural or historical values. The Department of the Interior's Standards for Rehabilitation include:
Continuing to use the building as it was historically or assign it a different use that requires only minimal changes to the features and materials that make it distinctive.
Preserving the building's historic character, and avoiding the removal or alteration of distinctive features or materials.
Regarding the property as a record of its use, time and place. You cannot make any changes that give a false impression of the historical time period.
Preserving any changes to the property that have independently become historically significant.
Preserving features, materials, construction techniques and finishes that are distinctive and characterize the building.
Repairing a historical feature that has deteriorated, rather than replacing it. However, if the deterioration is beyond repair and replacement is necessary, make the replacement look just like the old in terms of color, design, texture and, if possible, materials. Verify the authenticity of these replacements using physical and documentary evidence.
Applying any chemical treatments with care. Don't use treatments that damage historic materials.
Ensuring that any exterior alterations or new additions do not damage historic features or materials that are characteristic of the property.
Relocation
There are cases when a historic structure cannot be preserved in its original location and must be physically moved somewhere else. While some community members and historians may object to moving a historic building from its original location, anyone would agree that moving it is far better than having it destroyed.
As you can probably imagine, moving any building — not to mention an old, potentially fragile one — is expensive, time-consuming and, in some cases, simply impractical. If you're thinking about moving a historic building, figure out whether the structure can even be moved in the first place. For example, there may be obstacles on the route, such as overpasses or utility lines. Some other things to consider are:
How structurally sound is your building? If it isn't very sound, can you shore up your building before the move?
Is there a suitable new location for your building? A location for the building must be found and secured. In most cases, this location will be very close to its current placement.
Will this move affect the historical value of your building? If you move your historical building to a new place, some of its historical value may be lost.
Components That Should Be Restored or Preserved
While every aspect of a historic property should be treated with care, there are a few features that are especially important structurally or aesthetically, and, therefore, they should be handled with extra care and attention.
Roof
Roofs are an important design element of historic buildings, as many roofing features, including the dormers, cresting, chimneys and cupolas, as well as the patterning and color of the roofing material, contribute significantly to the building's architectural character. It helps to define the architectural style and makes the structure more aesthetically pleasing. Georgian architecture's hipped roofs, Mansard roofs and Queen Anne turrets are all instances of roofs as a prominent design feature.
However, no matter how beautiful its form or how elaborate its patterning, roofs are highly vulnerable elements that, without proper maintenance, will eventually fail. If a roof is in poor condition, it will allow historic building materials such as wood, paint, plaster and masonry to deteriorate faster, which in turn will lead to the basic structure disintegrating.
Furthermore, a leaky roof on a historic building involves more urgency than that on a normal house. This is because repairs will quickly become quickly sky-high. Although the desire to patch up the roof immediately is understandable, temporary patch-ups must be done with care. Patching up the roof improperly could damage historical roofing materials. Before any repairs are performed, the historic value of the roofing materials should be well understood. The roof should then be inspected both internally and to pinpoint the causes of the failure and determine what course of action should be taken.
No two historical buildings are alike, and every roof restoration requires an individualized, carefully considered approach. At Huber & Associates, we carefully consider the requirements of your project so that we can preserve as much of your historic roof as possible, all while improving its durability and energy efficiency through the addition of modern upgrades.
Our process is as follows:
Assessment: We begin by determining where and how much damage occurred. Wear and tear aren't always visible immediately, so we may need to remove some roofing components to make a diagnosis. We may also inspect the roof from the inside for leaks and various other types of damage. Based on our findings and our technicians' expertise, we will make a thorough diagnosis of your roof.
Research: When a roof suffers serious damage or neglect, the restoration process may require a lot of historical research. We may even use historically accurate tools when restoring your roof.
Repairs: How we proceed with the repair will depend primarily on the degree of the damage and the building materials required. For metal and copper roofs, for example, restoration entails removing each individual element, cleaning and fixing it when necessary, and reinstalling it. We will try to use authentic, original materials when the associated labor costs justify the long-term results.
The roofs of many historical buildings use nonstandard materials and restoring them properly requires the sourcing of acceptable replacements or alternatives. The roofer must also understand the materials' unique properties and how they are installed. For these reasons alone, it is absolutely essential to hire a reputable, experienced roof restoration team.
Foundation/Floor Plan
In the standards established by the Department of the Interior regarding the restoration of old buildings, it repeatedly stresses the importance of not altering spaces or spatial relationships.
Windows/Siding/Doors
Windows that are damaged or outdated are often replaced with more energy-efficient ones, ruining the historic structure's original feel. However, old windows can be easily preserved and restored for a less expensive cost than a total replacement, and all without destroying the historic appeal of your historic property.
The same approach can be taken with old doors and siding — instead of replacing old doors and siding, use methods that preserve their historic appearance and materials as much as possible.
Significance of Preserving Historical Buildings
When deciding whether to go forward with your project, the first thing you should do is determine how significant your building is to your region or community. For example, was it the site of an important historical event? Did a famous figure live in or own it? Was it the first of its kind in your country?
The significance of your building can fall into one of the following three categories:
Historic landmark: Old buildings have seen many years of history, witnessing your community's most memorable events — some of which they may even have hosted. While the history of your town might not be in school textbooks, your building tells a story, and your community will appreciate hearing it.
Cultural significance: Community leaders and developers often demolish older buildings too hastily, only to put in their place cookie-cutter houses or strip malls. Saving a historic building helps your community remain unique.
Architectural icon: Old buildings often feature rich details and distinctive layout that are virtually nonexistent in modern homes. Preserving a historic building keeps this exquisite craftsmanship alive.
Determining the significance of your building is important for applying for grants to receive funding, raising awareness and complying with regulations. You can do this by meeting with past owners, community leaders and historians in your area. We also recommend that you have your historic property placed on lists of historic properties in your region.
The National Register of Historic Places, a federal government program, lists structures that are historically, culturally or architecturally important. Although the process to apply is tough and guidelines are strict, it's well worth it, as buildings with this designation are highly valued.
The Future Purpose of Your Building
When a building is first constructed — whether it be a house or commercial property — it serves a specific purpose. Then, as the years pass, its purpose may change or disappear. When a building no longer has a purpose, it is likely destroyed to make room for something new.
When deciding whether to preserve a historic building, it help to have a vision for what the building could be used for in the future. Finding a purpose will give your building new life. If you decide to not keep its purpose the same, there are still plenty of other options to convert it, including apartments, offices, a museum or even a visitor center. Regardless of what route you choose, preserving historical homes and buildings is important, as they add a sense of culture, history, and uniqueness to a community, not to mention repurposing buildings cuts down on waste and the need for new materials.
Contact Huber & Associates for a Historic Roof Preservation Quote
For the past 40 years, Huber & Associates has been preserving buildings around the world with historical, cultural and architectural importance. We've partnered with businesses, homeowners, heritage preservation societies and government agencies, and we've earned a reputation as experts in restoring a wide variety of historic roofing systems.
When you hire Huber & Associates, you can trust that we'll build a roof that will preserve the history you hold dear. We take the time to fully understand what you require and create an estimate and detailed plan of action for proceeding with our work.
Find out more about our building preservation services or request an estimate by filling out our online form.