Registering Historic Places

[JasonW]

Every so often I meet someone with an older home that wants to know how to register their home with the National Registry of Historic Places. Along with that comes many questions about who can do it, what criteria do you need to meet, and what the benefits can be.

For people that have never gone through this process, the amount of information that's available can be overwhelming and many times will halt the intentions of the registrar.

If you feel your home or community has some Historical significance and have considered applying with the National Register of Historic Places the first thing you should do is read the National Registration Bulletin on How to Complete National Register Registration Form (http://www.nps.gov/history/nr/publications/bulletins/nrb16A/). This bulletin covers most common questions of qualifications for everything from a single home to an entire community.

The Introduction section (http://www.nps.gov/history/nr/publications/bulletins/nrb16A/nrb16a_intro.htm) covers the most basic facts about the process. Below are some of the most common questions that are answered in this section but it is not the entire section. Please click the link above for more detail.

Q:WHAT IS THE NATIONAL REGISTER OF HISTORIC PLACES?

A:The National Register is the official Federal list of districts, sites, buildings, structures, and objects significant in American history, architecture, archeology, engineering, and culture. National Register properties have significance to the prehistory or history of their community, State, or the Nation. The register is administered by the National Park Service...


Q:WHAT QUALIFIES A PROPERTY FOR LISTING?

A: Properties listed in the National Register of Historic Places possess historic significance and integrity. Significance may be found in four aspects of American history recognized by the National Register Criteria:

* Association with historic events or activities,

* Association with important persons,

* Distinctive design or physical characteristics, or

* Potential to provide important information about prehistory or history.

A property must meet at least one of the criteria for listing. Integrity must also be evident through historic qualities including location, design, setting, materials, workmanship, feeling, and association.

Generally properties must be fifty years of age or more to be considered historic places. They must also be significant when evaluated in relationship to major trends of history in their community, State, or the nation. Information about historic properties and trends is organized, by theme, place, and time, into historic contexts that can be used to weigh the historic significance and integrity of a property.

Q:WHO MAY PREPARE A NATIONAL REGISTER NOMINATION?

A:Any person or organization may prepare a National Register nomination. This includes property owners, public agencies, private institutions, local historical societies, local preservation commissions, local planning offices, social or merchant organizations, professional consultants, college professors and their students, special interest groups, or interested members of the general public...



This is the link to the form; www.nps.gov/history/Nr/publications/downloads/10-900.doc

Blog (http://vtrenovations.com/blog/?p=34)

[OGStilts]

Great post Jason. Could you share with us the advantages and disadvantages of receiving this designation?

The biggest advantage that most homeowners I have worked with are trying to get reduced taxes. Then I've seen the disadvantages pop up when a builder decided to do this with a historic property he was renovating on spec and then when he was done he couldn't sell it. The house sat on 7.5 acres in the middle of town and he had plenty of interest in the land but at that point he couldn't sub-divide the lot because much of the historic designation was tied up into the historic landscaping of the property. I just think all future repercussions should be clearly thought about before seeking such designations.

[JasonW]

One of the benefits would be in the form of "Tax Credits". These are controlled at the State level and can be very beneficial during the restoration of the property as it frees up additional funds you may need for maintenance and/or repairs. This would be the intention for the Tax Credits. Another advantage of the Registry would be an increase in value of the property because of it's Historical significance.

Some of the disadvantages is really in the eye of the beholder. In my area I get to meet many people that have purchased a home in Historical Districts and didn't have any idea of what they were getting into. They want to replace older windows in their homes with new energy efficient windows, install vinyl siding, or tear down an out-building that is becoming unstable rather than fix it. They are always very disappointed when they realize none of these options are allowed.

In the case of sub-dividing property, I would strongly recommend working with an Architectural Historian before and during Registration. I can only recall one project where this was considered a viable option in my experience. It was a very old brick building with many other structures around it and the owners had not yet applied for the Registry. The buildings were on a very large plot of over 200 acres but confined to a smaller section of the property of about 50 acres. The balance of the property was wild growing Forest and sub dividing this section was being considered so that it left the option open for future development.

Sub-dividing after the property is deemed Historical is near, if not completely, impossible. This is another good reason to contact a Architectural Historian in your State if you decide to move forward with Registration. Most States have a list of recommended Historians you can work with on State Historic web sites.

[Derek Stevens]

While it can be difficult to subdivide an historic property, there is precedent in allowing it, Loft conversions on historic buildings obviously require a plat and division of the property,and in the case of an over sized lot, the standard of development in the area, particularly in the case of an historic district, is used to determine the appropriate-ness of the action sought. The other advantage not mentioned is in the case of non owner occupied homes, there is a 20% investment tax credit through the feds for historic restoration of commercial structures. Every historic property has it's own pros and cons, and most commissions look at the property, and the specifics of the request, rather than a cookie cutter application of code. As with all requests for modification to an historic property, remember ..."the burden of proof is on the applicant"