Lindsey Bennett of KIZ Resources, LLC, joined the Practical Preservation Podcast to discuss the company’s tax credit transfer services. We covered multiple topics, including:

  • Origins of the company – originally named for the Keystone Innovation Zone Tax Credit (KIZ) – and their focus on state and federal tax credit transfers for businesses
  • Their specialized services assisting businesses located in historic buildings to enroll in and benefit from the Pennsylvania Historic Preservation Tax Credit Program, as well as federal preservation tax credits
  • Qualifications for the preservation tax credit programs, including that the applicants must have income-producing buildings, the building must be on the National Register of Historic Places, any renovations must follow the Secretary of the Interior’s standards for historic rehabilitation, as well as some other stipulations
  • Other services provided, including assisting clients with selling tax credits, the Keystone Innovation Zone Tax Credit, and Neighborhood Assistance Program, among others
  • Challenges with uncertainty of state budgets, particularly given COVID-19, and Lindsey’s recommendation to business-owning constituents in Pennsylvania to reach out to legislators and encourage them to continue to support funding for tax credits

 

Contact/Follow:

Website

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Twitter

Linkedin

General contact information

Follow them on Facebook (or contact them) to find out about seminars available to learn more!

 

PART 2 PRESERVATION MONTH 2020 SERIES

LAST WEEK WE PRESENTED PART 1 on Why Preservation Matters. Part 2 of this series focuses on preserving or saving a building. It’s one thing to read and learn about preservation, and it’s a whole other thing to actively do it. While there may be limitations as to what one can accomplish, there is also so much that grassroots efforts can achieve. As the often-repeated quote attributed to Margaret Mead goes:

“Never doubt that a small group of thoughtful, committed, citizens can change the world. Indeed, it is the only thing that ever has.”

Let’s assume you’ve noticed a building that needs an intervention, or someone has announced plans to develop land a historic farmhouse sits on … all is not lost. Read on to explore steps you can take to preserve a building.

Denn House, prior to restoration.

 

GUIDELINES FOR SAVING A BUILDING:

  • Manage your mindset. It’s important to note that saving a building is not easy and not always successful; therefore it is best to know this and the intensity of the process going into it so as not to set yourself up for disappointment if your attempts to save a building are ultimately unsuccessful. First, consider why the place matters to you and why it matters to others; The National Trust for Historic Preservation includes information on the philosophy of why old places matter, and tips on managing your expectations. Determining the practical reasons to save a building can strengthen your own resolve and provide practical arguments when presenting the plan to others.

 

  • Be a history detective and know the threats. It is also essential to know the history of the building, its significance, and anything that poses a threat to its preservation. That National Trust discusses steps to researching, and Wolfe House and Building Movers Guide for Saving a Historic Building also provides suggestions to determine a building’s significance and discern types of threats.

 

  • Determine the building’s future/ongoing purpose. If you have the power to help decide a building’s future or ongoing purpose, or simply want to share reasons the building could benefit the community so that others can see why it’s worth saving, Wolfe House and Building Movers’ Guide recommends determining its possible uses and proposing a plan. The previously-mentioned guide from the National Trust can assist here as well. It is likely much easier to determine the building’s purpose if you are the owner, but even if you do not own it, you can help provide suggestions. It’s also important to decide how to save the building. Wolfe’s Guide also includes information on methods for saving a building.

 

  • Be an advocate and find help. The National Trust first recommends seeking help and support and getting the word out at the grassroots level before taking it to community and government leaders. They also share other ways to spread the word, including the This Place Matters campaign. Gathering community support strengthens the stance that the building is worth something to the community, and therefore carries more weight when you finally do present the project to leadership. Once grassroots support is established, the National Trust and Wolfe’s Guide both share information on sources of assistance, including agencies and governmental organizations at the local, state, and federal levels. The National Trust also includes a list of resources for preservation. Finally, sharing past successes, such as sharing videos of other successful preservation projects, as offered here by the Pennsylvania State Historic Preservation Office, is another way to support your stance on preserving a building.

 

  • Secure funding. The National Trust and Wolfe’s Guide also both include information on how to secure funding or raise money to finance a preservation project. 

 

  • Apply for historic designation AND/OR seek to establish a preservation easement. If you determine that historic designation is an option in the case of your building, the National Trust provides information on many benefits of historic designation at local, state, and federal levels such as protection, funding, and tax credits, as well as suggestions on how to go through the process. If you have the power to do so – usually if you are the owner of the building – seek establishment of a preservation easement as well. The National Park Service discusses easements in detail, and the National Trust indicates that these can be in place in addition/act as a supplement to designations, as they use private legal rights of property owners unlike designations that act at the level of government. Easements – if designated as perpetual – are the only guarantee that the building cannot be demolished or altered significantly in the future. These terms go beyond the protections that a designation can provide. 

 

  • Amplify your reach. Preservation is local. It is also best done as part of a group of like-minded individuals, in a way that works with systems that are already in place.  If you want to ensure that buildings are saved, getting involved with your local preservation group and/or local government is the best way to make certain there is a review process before demolition is allowed to proceed.  You can check your local municipality’s zoning ordinances to  see if historic structures are addressed.

 

 

 

Next week: PART 3 OF THIS SERIES focuses on the Economic Benefits of Preservation.

Rabbit Goody, owner, designer, and master weaver of Thistle Hill Weavers, joined the Practical Preservation podcast to discuss information about her background in weaving, and museum curation and consultation. We covered a multitude of topics including:

  • Rabbit’s interwoven skill-sets and background, starting with her intuitive skills as a teen-aged weaver, and her academic backgrounds in anthropology and museum curation and consultation
  • The inception of Thistle Hill Weavers, including saving discarded weaving machines from old mills
  • Products and services, ranging from interior fabrics for architectural firms to clothing fabric for sustainable clothing designers, as well as personal projects for private homeowners
  • The process involved in commissioning fabrics from Thistle Hill Weavers
  • Notable projects, from interior fabrics in the homes of deceased presidents to historically-accurate fabric in movies 
  • Tips for homeowners to follow their own style with interior design

 

Contact/Follow:

Phone – toll free (866) 384-2729

Emailwebsite contact form 

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From the online shop, Rabbit recommends: Window treatment book, on sale (here), or the fabric sample pack, which includes 3 samples of every type of fabric (here). 

 

Patricia Cove, of Architectural Interiors and Design, joined the Practical Preservation podcast to discuss information about her background in interior design and her company’s specialization in renovation, restoration, and adaptive re-use. We covered a multitude of topics including:

  • How she evolved in her career, beginning as an English teacher, and moving on to follow her passion in historic preservation and interior design
  • The period-defining elements of historic interiors (and exteriors) that reveal a building’s history
  • How adaptive re-use of historic buildings can be completed to meet today’s living needs without sacrificing architectural elements integral to a building’s historic fabric
  • Challenges and trends in the industry, including developers’ or “flippers'” tendency to focus on gutting historical interiors assuming potential buyers don’t want historic character on the inside (often resulting in those buildings sitting longer on the market)
  • The activist/educational aspects of her work, as she encourages developers and owners to preserve interiors as well as exteriors, given limited protections for interiors of homes
  • The qualitative and geographic scope of her business, as well as contact information and offerings (listed below)

 

Contact/Follow:

Phone – (215) 248-3219

Email[email protected]

Website

Patricia’s twice-monthly columns on all aspects of interior design in Chestnut Hill Local (here)

Patricia also offers periodic zoom videos via her website, discussing interior design 

You can also read our previous interiors blog post (here) referencing one of Patricia’s columns (here)

 

Craig Meyer, of the UNICO System, joined the Practical Preservation podcast to discuss information about the company’s history and current business in HVAC (heating, ventilation, and air conditioning). We covered a multitude of topics including:

  • His background in marketing, business development, and engineering
  • UNICO’s inception as a family-owned contracting business and American success-story with more than 35 years of experience 
  • UNICO system’s American-made and unique products, and “focus on fit, form, finish, function, and innovation”
  • Challenges of and solutions for retrofitting HVAC into historical buildings, including many on the National Register of Historic Places
  • Tips for historical and other homeowners, as well as how to contact the UNICO system for a consultation – find a local contractor here

 

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Choosing a contractor with the right mix of skills and experience to work on your historical building can be a daunting experience.  Especially considering the potential for permanent damage to the historical fabric of your building, you need to select a contractor who: is well-versed in historical products and materials; can identify and replicate the traditional trade approaches and techniques that create your building’s unique characteristics; understands the modern review, permitting, and approval process for historical buildings with applicable government agencies, historical boards, and commissions; and values preservation of our built history as much as you do.

Many of you have likely had work completed on your historical home or building. Consequently, many of you have also likely felt the impact of labor shortages in the construction industry. This article focuses on the skilled labor shortages and how they affect your project. The skilled labor shortage in the trades has been a major concern for over a decade, particularly since the global financial crisis of 2008. In March 2019, the National Association of Home Builders (NAHB) described the shortage – based on a survey of its members – like this: 

“More than four out of five builders expect to face serious challenges regarding the cost and availability of labor in 2019 … Just 13% of builders cited labor issues as an important concern in 2011, with the rate steadily rising over the ensuing years and peaking at 82% in each of the last three years (2017–2019).” [NAHBNow]

The number of shortages vary based on skill-specific trades, but broad shortages are higher in recent years. This presents a conundrum to leaders in the construction industry, but also to you, the homeowners. We have attempted to outline the breadth of the issues as well as possible solutions and strategies to cope, both from a societal stand-point and an individual homeowner perspective.

If you aren’t interested in how we got here, specific action items for hiring a contractor and dealing with the labor shortage are here

 

 

________________________________________________________________________

WHY IS THERE A SHORTAGE OF SKILLED LABOR?

We already know that there is a shortage of skilled labor in the construction industry. The question is: How did we get here?

  • Historical contributions. Clayton DeKorne provides a detailed overview of some of the likely factors that contributed to the shortage. For example, he noted that in early America, especially prior to the Revolution, the predominant view of skilled laborers in the construction field was a venerable one, and these craftsman enjoyed involvement in a cooperative community of workers, as well as esteem by and support from society at large. A prime example of this, as noted by DeKorne, is The Carpenter’s Company, the oldest trade guild in America. It held its first meetings in Carpenter’s Hall in Philadelphia, right among major centers for government and business. The building and the guild both hosted and provided for government and business in substantial ways. As time passed, the predominant views in America about construction and skilled labor culminated in Charles Ham’s book, Mind and Hand, which viewed industrial arts as a necessary precursor to children’s moral and intellectual development, rather than simply vocational training. DeKorne reports that another characteristic of these historical time periods was that traditional craftsman often passed skills on to their children, maintaining and ensuring traditional skills through the generations. However, as innovations in technology emerged, including “retail product manufacturing,” the need for skilled craftsman declined as the press for manufacturing workers increased. This included the children and youth who previously learned trades alongside their parents. But by 1917, child labor was increasingly frowned upon. The Smith-Hughes Act of 1917 was a federal law passed with the intention of education reform, triggered in large part by concerns related to ethical issues and lack of safety for children in the workforce. DeKorne notes this Act, while beneficial in limiting child labor, was a driving force behind the fall of vocational education in America. Although this bill provided significant federal funding to educational avenues, including vocational education, it set into motion policies and practices that eventually resulted in a distinct separation between college-prep and vocational education, the educational tracks we see to this day. The unforeseen and possibly unintended consequences of this have been a class or social divide, or at least a perception of one, that is still present.

 

  • Recent issues. McKinsey and Company wrote an article that reports that there was a 70% decrease in new housing projects from 2009-2011, resulting in many in the construction industry leaving the workforce, following the 2008 recession. In the years since, the demand for skilled laborers in the construction industry has significantly increased as construction needs have increased. However, workers are not filling those gaps.  DeKorne and homeadvisor.com conclude that a large part of the growing shortage is because of younger generations’ negative perceptions of the industry, including deeply-held beliefs that trade skills are associated with a lower or under-served-class of people. They have held onto the belief that a 4-year degree or college is more respectable, per the standards developed by the educational system throughout most of the twentieth century (noted earlier), and schools have phased out vocational programs and encouraged students to focus on college, perpetuating the idea that it is somehow better. This also reduces students’ exposure to the construction field as a potential option. Many of these people are more interested in innovative, technological careers. These problems are compounded by aging workers retiring from the field. 

 

HOW CAN WE ADDRESS THE SHORTAGE?

There are several things that experts suggest that leaders and professionals in the educational, vocational, and construction fields do, as well as suggestions for homeowners like you.

  • For professionals. Homeadvisor.com proposes that professionals make the most of the maker movement and foster people’s interest by offering alternatives to a 4-year-degree, harness their motivation to be entrepreneurs (since many surveyed indicate owning a business is a big motivator, and create mentorships and apprenticeships.  They also recommend labor automation, hiring temps, using overtime with current staff, and expanding hours of staff availability.

 

  • For homeowners. If you read most of this article prior to this section, or if you’re already abreast of the issues of labor shortage in the industry, you might be feeling discouraged as to any possible immediate solutions. However, we have compiled a list of things that you can do as a homeowner to navigate this issue, from our experience and that of other sources (Homeadvisor.com, thisoldhouse.com, Jon Gorey at realestate.boston.com, Marni Jameson of The Mercury News, and The National Trust for Historic Preservation).   
    • SCHEDULE IN ADVANCE – call before problems happen so you are more likely to get things addressed when they are problematic. This also builds rapport with contractors and laborers.  
      • HAVE A MAINTENANCE PLAN – find examples and ideas here
      • BE FLEXIBLE – Due to uncontrollable aspects of the current circumstances, it’s best to accept them as they are and be flexible with them. You can do this by allowing more time for projects to be completed, considering simplifying your projects, or moving your own schedule around to match that of contractors’ schedules. Also remember that subcontractors often prefer to work with general contractors or well-known companies, so they may not consider small home projects to be a priority. Consider contacting someone you have an existing relationship with for smaller projects, or a handyman service that specializes in smaller projects.
      • BE AWARE OF COST – The reality is that this shortage will impact the cost of your project. As the demand for highly skilled workers increases (especially for workers who have specialized skills in restoration/preservation rather than general remodeling) and the supply of highly skilled workers decreases, the demand on these contractors and workers also increases (usually beyond capacity) which will drive up the costs. 
      • HAVE A LIST OF PROS – Create a list of people with whom you build relationships. If they know you are a reliable customer, you are more likely to find them to be reliable professionals. They may be more likely to be flexible with you compared to unfamiliar, possibly demanding customers. 
      • DEFER TO A NATIONAL ASSOCIATION – NAHB and the National Association for the Remodeling Industry have pro-finder tools that will help you discover professionals in your area. Ensure that the contractors have experience in historical restoration and/or preservation.
      • DO YOUR OWN BACKGROUND CHECKS – High demand in a limited labor market is a breeding ground for less-than-satisfactory work from certain contractors, who may take advantage of the situation and be less reliable because they feel they have the freedom to do so. Also, many contractors are desperate for subcontractors and no longer requiring screenings, allowing this to fall to the homeowner. Make sure they are a licensed contractor, ask for proof of insurance, call references, and check out websites like court records to make sure no suits or complaints are filed against them. Particularly, make sure they do not have numerous claims against them regarding workmanship or breach of contract.
      • DON’T SETTLE – Although this checklist may seem daunting, don’t settle for sub-par work or possibly unsavory workers, despite all of the seeming barriers. 

IN SUMMARY: 

Unfortunately, even choosing a reputable contractor is not always the solution you would assume it would be and much onus is put on the homeowner or property owner as a result. Recently, I saw a job posting for a large, well-established contractor advertising 3 positions: construction site manager, field superintendent, and entry-level field assistant. The fact that they have the 3 levels of position available does not surprise me. What shocked me was the fact that they were advertising that they do NOT complete or require drug screens or background checks. I can tell from personal experience  that the number of applicants dramatically decreases when you add those qualifiers to the help-wanted ad. This concerns me not only from a safety standpoint, but also from a customer service angle. Someone who is abusing drugs will not be reliable (drug abuse is a huge problem in the construction industry). Just having a body show up is not the same as someone who is there to work (not to mention the liability implications). I am not opposed to second chances in regard to background checks; depending on the circumstances I would consider hiring someone with a blemish on their record, but I would want to know about it and evaluate it from a risk-assessment standpoint. As some contractors are lowering their standards to hire workers, don’t be afraid to ask questions about the labor force and the type of screening that is completed. 

In addition, you can hire for speed, cost, or quality choosing 2 of the 3 priorities, but the 3 cannot be accomplished on the same project. One question we are often asked is: what is the best way to find a reliable skilled contractor who won’t be too expensive? My answer is: It is hard to find an inexpensive skilled carpenter because the cost of labor goes up as skills are learned, and you are paying for the knowledge that has been previously acquired so they are not making expensive mistakes on your property. As a strategy, I would look at what work is unskilled/semi-skilled (it typically follows the 80/20 rule for window restoration, for example). With minimal training, you can either self-perform or pay a college student to do the unskilled work, bringing the skilled carpenter in for the repair work without having to pay a high hourly rate for the unskilled portion of the project. 

Ultimately, there is a lot required of you as a homeowner to find the right contractor and skilled laborers, but it will be worth it in the end.

THIS IS A RE-POST OF A PODCAST INTERVIEW WE ORIGINALLY POSTED January 2019:

Chad Martin from Partners for Sacred Places met with me to discuss the work he does helping to preserve religious buildings from demolition through adaptive reuse and the creation of community resources.

Some of the topics we discussed include:

  • The economic impact of preservation.
  • How the work Partners for Sacred Places allows congregations and parishes to continue their mission as a community resource without selling their valuable real estate to developers.
  • The National Fund providing capital grants for preservation needs.  As Chad explains, when a church is choosing between giving money to programs that care for basic human needs and repairing the stained glass the restoration project goes to the bottom of the list.  The National Fund helps to ensure both needs are met.

Contact information for Partners for Sacred Places plus additional resources:

Website

Direct Contact Info

Facebook

Facebook page Danielle referenced: https://www.facebook.com/abandonedamerica.us/

Bio: Chad Martin, Director, National Fund for Sacred Places
Prior to his role at Partners, Chad was a pastor at Community Mennonite Church of Lancaster (PA). During his pastoral tenure the congregation developed an in-house art gallery, redeveloped an award-winning parking lot in accordance with the city’s green infrastructure plan, and substantially increased building use by community partners. Prior to this, Chad was the Ceramics Studio Coordinator at the Manchester Craftsmen’s Guild (Pittsburgh, PA). He has served on several boards of directors in Pittsburgh and Lancaster, including as a founding board members of the Union Project – an example of best practice for adaptive reuse of a historic religious property – and as Assistant Moderator of Atlantic Coast Conference (MC USA). He has written articles on art and/or theology and spirituality for several publications, including Ceramics Monthly, Worship, and Conrad Grebel Review. His ordained for pastoral ministry in Mennonite Church USA. Chad is a graduate of Goshen College (BA), Pittsburgh Theological Seminary (MA), and Leadership Lancaster.

 

For this week’s blog feature we decided to focus on a story of monumental love and history, in honor of Valentine’s Day this Friday. If you’re a romantic, there’s a love story for you. If you’re not a romantic, never fear! We’ve included our usual focus on historical buildings and materials, and in this case, renovation and rehabilitation efforts at the site. This post includes something for everyone!

 

Boldt Castle. Photo courtesy of Laura K.

 

First, for the romantics among our readers:

Set on Heart Island (how apropos!) in Alexandria Bay in the Thousand Islands region of Upstate New York, Boldt Castle – a castle reminiscent of palaces scattered throughout the Rhineland-Palatinate state of Germany and built in the chateauesque architectural style – and its surrounding buildings originated from the love of a man for his wife. More specifically, that man was George C. Boldt, the proprietor of the Waldorf Astoria Hotel in New York City, New York. His wife was Louise Boldt, a native of Pennsylvania, and the daughter of his former employer. Various accounts note they fell in love within a short time of meeting and that they were close companions in love, life, and business; Louise’s hostess and decorating skills were said to complement Boldt’s hotel business beautifully. They had two children and the family frequently vacationed to the Thousand Islands. Boldt decided to combine his love for his wife and the islands in an over-the-top show of affection, and no standard box of chocolates or bouquet of roses would do. He put his significant wealth to use creating a monument of his love for Louise on his newly-dubbed “Heart” Island (formally known as Hart Island after the previous owner); note the oft-repeated heart motif in the photos below.

As with many love stories, this one has a tragic twist. In January 1904, not long before Valentine’s Day, Boldt’s beloved wife Louise, the inspiration for this fairy tale island project, suddenly passed away still in her early 40’s. The grief-stricken Boldt immediately called a halt to construction on the project and never returned, reportedly unable to bear setting foot there without Louise. The magnificent work of countless artisans was left to deteriorate for most of the next century, a decaying representation echoing Boldt’s heart-break. Years later, the Boldts’ granddaughter even co-authored a book about the  story. 

 

 


Tile detail of heart motif. Photo courtesy of Laura K.


Heart motif in stained glass dome. Photo courtesy of Laura K.


Heart motif on castle exterior. Photo courtesy of Laura K.


Heart motif hidden in stone corner. Photo courtesy of Laura K.

 

Now, for the non-romantics:

For lovers of historical architecture, the years of deterioration and vandalism of the Boldt Castle property on Heart Island could have been a heart-breaking tragedy in and of itself. Luckily, in the late 1970’s the Thousand Islands Bridge Authority acquired the property and agreed all net revenues from the castle operation would contribute to its rehabilitation and restoration. The full-size Rhineland castle and other structures on the island have slowly been rehabilitated over the years, and projects are ongoing.


Detail of unfinished and vandalized interior wall. Photo courtesy of Laura K.


Bedroom intended for Louise, fully restored. Photo courtesy of Laura K.

 

However, some concerns have been noted regarding the historical integrity of the site by astute preservation-minded people – including Thousand Islands author and architectural historian, the late Paul Malo – who have pointed out that as each room becomes renovated, little to no preservation is done on aspects of those rooms in their original state. Much of the rehabilitation efforts reportedly have been completed with entirely new plans and materials, with little reference to original plans and materials and ignoring replacement-in-kind, despite the proposed original intentions of the Bridge Authority. Further, little of the detailed historical context is presented on-site, and tours are self-guided with only small plaques with limited information throughout the property. Previous reports by those affiliated with the site and behind the rehabilitation acknowledge that compromises were made between restoration and preservation in some cases, in favor of economic sustainability and what would draw tourism to the site. Those same sources have asserted that, contrary to questions by preservationists, extensive research and expertise were involved in carefully assuming what the project might have originally looked like had it been completed as planned.             

The treatment of Boldt Castle over the past 40-plus years serves as an example of important discussion points for historians, preservationists, history-buffs, and even private-home owners and the general public, including deciding when restoration or rehabilitation are more appropriate than preservation. What is the best way to marry such projects with modern needs such as tourism, education, and cost?  More specifically, should we focus on what makes the general public happy and creates the most revenue (including romanticized stories that are possibly embellished and may even promote more deviation from the truth in the form of updates to a property driven by the legendary tales) at the cost of historical integrity? Should the love of love, or any questionable history or desire we have about how we wish things had been, be allowed to dictate how we care for or update a historic monument?

Regardless, no matter where one stands in terms of their romantic or preservation-mindedness, no one can deny the beauty of Boldt Castle. Its beautiful love story and aesthetic beauty remind us of all the ways we can show and feel love.  

P.S. If you would like to experience Boldt Castle for yourself, visit the website to learn more. If the Boldt Castle project has inspired you to learn more about maintenance and preservation, visit our post on maintaining your historical house and other resources on our blog. If you’re looking for a gift for yourself or a loved one for Valentine’s Day, consider sharing a free copy of our “Maintenance is Preservation” Booklet report – just send us a request via our contact page.  

 

Scott T. Hanson of Your Historic House joined the Practical Preservation podcast to discuss his book, Restoring Your Historic House, the result of 4 years of hard work and dedication to present a practical and comprehensive guide for historic homeowners. We covered a multitude of topics including:

  • How the present-day Conway Scenic Railroad and train station served as a catalyst for Scott’s passion for preservation
  • Scott’s observation that a dearth of information on preservation for homeowners necessitated filling that gap, and inspired him to write his book
  • Lessons, challenges, and resources for aspiring preservationists and homeowners
  • Advice for homeowners interested in preservation, restoration, or rehabilitation, including practical examples of ways to offset costs
  • The book’s detailed inspiring stories of homeowners’ projects, including a description a local Central PA project featured in (and on the front cover!) of the book
  • Information on book-purchasing options and opportunities to meet Scott

Contact/Follow:

Scott T. Hanson

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Buying Options:

Amazon.com for a discounted price

Scott’s website for signed and personalized signed copies, as well as other books for sale

 

PART 2 OF THIS SERIES of working on your old home explores replacement in-kind. Replacement in-kind refers to replicating the original in all respects except improved condition, when absolute preservation is not possible. This is a follow-up to Part 1’s general information about maintaining your home’s historical relevance and period style. Regarding replacement, it is easy to think that if the look of a historical building is maintained, as well as the types of materials used, then the building has been successfully preserved. But preservation is not just about preserving how something looks, it is primarily focused on preserving how something is, so that it remains as original as possible for future generations. 

Photo of Keperling Preservation Services’ completed work on the Harris Mansion porch in 2014, which necessitated some replacement in-kind. 

As important as it is to preserve how our historical buildings actually are, inevitably replacements will need to be made when features are so deteriorated that stabilization, conservation, or restoration are simply not viable options. In these instances, the National Park Service’s Standards for Preservation and Guidelines for Preserving Historic Buildings allow for “replacement in-kind” (replicating the original feature in all respects, except improved condition) if there are surviving features that can be used as prototypes. The Standards & Guidelines also notes that, “The replacement materials need to match the old both physically and visually, i.e., wood with wood, etc. Thus… substitute materials are not appropriate in … preservation.”

Using similarly styled or patterned ceramic tile to replace a terracotta tile, using a different wood when replacing cabinetry, removing wallpaper in favor of uncovering the plaster walls, using shingles that are of a different dimension, are all changes that can easily be made in ways that are in keeping with your building’s period of significance. Yet doing so can be confusing to anyone researching historical architecture by suggesting these features (or aspects of them) were there during the building’s period of significance when, in reality, they weren’t.

Further, removing these features permanently alters your building’s historical fabric, sometimes irretrievably. Original wallpaper that is often destroyed during the removal process can’t usually be replaced with in-kind period wallpaper. Replacing one species of wood with another sometimes can’t be undone if the original species of wood is not readily available, or is priced so exorbitantly that it is not financially feasible for your project. In order to avoid significant, and sometimes irreparable, damage to your building, consider replacing only the deteriorated or missing parts of your building’s features, use materials that match the old in design, color, and texture (both physically and visually), and document the original material and the replacement process and materials used extensively for future reference and research.

Ask yourself:

  • Do I have documentation of all former replacements, including documentation of the original features?
  • Have I had my buildings evaluated by a qualified contractor to identify any inappropriate replacement materials or approaches?
  • Do I document all replacements I do, including written and photographic documentation, noting the materials, details, and tooling on both the original and the replacement?
  • Are there any parts of my building’s original features that are deteriorated or missing and need replacement?
  • Is it possible to just replace the deteriorated parts instead of replacing the whole feature?
  • Have I checked with a qualified contractor to see if remediation is needed for any not-in-kind replacements previously performed on my building?

Next week: PART 3 OF THIS SERIES focuses on using a good design.