How Do I Register My Home as Historic? Your Guide to Protecting Your Property's Legacy
Owning a historic home is a privilege that comes with the responsibility of preserving its unique character and story. If you're passionate about your home's architectural significance, its connection to local history, or simply want to ensure its future protection, you might be wondering, "How do I register my home as historic?" This comprehensive guide will walk you through the process, explaining the different avenues available and what you can expect.
Understanding Historic Designation
Before diving into the registration process, it's important to understand what "historic designation" means. It's a formal recognition that a property possesses significant historical, architectural, or cultural value. This designation often comes with specific guidelines for maintenance and alteration, and in return, can offer benefits like tax incentives and protection against demolition or inappropriate development.
Levels of Historic Designation
There are generally three main levels of historic designation in the United States:
- National Register of Historic Places: This is the official list of properties considered worthy of preservation in the United States. It's administered by the National Park Service. Inclusion on the National Register is honorary and doesn't legally restrict what owners can do with their property, but it can be a prerequisite for certain tax credits and grants.
- State Register of Historic Places: Many states have their own historic registers, which often mirror the criteria for the National Register or have additional state-specific criteria. State designations can offer state-level tax credits and other benefits.
- Local Historic Districts and Individual Landmarks: Cities and towns can establish their own historic districts or designate individual properties as local landmarks. These designations often have the most direct impact on property owners, as they typically come with a review board that must approve any exterior alterations to ensure they are compatible with the historic character of the property or district.
The Registration Process: A Step-by-Step Approach
The exact process for registering your home as historic will vary depending on the level of designation you're pursuing. However, here's a general outline:
Step 1: Research and Eligibility
The first and most crucial step is to determine if your home is likely eligible. Properties are typically considered historic if they are:
- At least 50 years old (though exceptions can be made for exceptionally significant younger properties).
- Associated with events that have made a significant contribution to the broad patterns of history.
- Associated with the lives of significant persons.
- Embody the distinctive characteristics of a type, period, or method of construction, or represent the work of a master, or possess high artistic values.
- Have yielded or may be likely to yield important information in prehistory or history.
Start by researching your home's history. This might involve:
- Checking old deeds and property records.
- Contacting local historical societies and libraries.
- Reviewing old photographs and newspaper archives.
- Interviewing long-time residents or previous owners.
Step 2: Identify the Relevant Agency
Once you have a good understanding of your home's potential significance, identify the agency responsible for historic preservation at the level you're targeting:
- For the National Register: Contact your State Historic Preservation Office (SHPO). Each state has a SHPO that administers the National Register program. They can provide guidance, forms, and often assistance with the nomination process. You can find your state's SHPO through the National Park Service website.
- For State Registers: Your SHPO will also likely oversee your state's register.
- For Local Designations: Contact your city or county planning department, historical commission, or preservation office. They will have information on local ordinances and the application process.
Step 3: Prepare the Nomination/Application
This is where the detailed work comes in. Nomination forms are comprehensive and require significant information. You'll typically need to provide:
- Property Description: A detailed architectural description of the property, including its style, materials, dimensions, and significant features.
- Historical Narrative: A thorough account of the property's history, including its construction date, original owners, significant events that occurred there, and its association with historical figures or movements.
- Photographs: High-quality photographs of the property, both exterior and interior, showing its current condition and significant features. "Before" and "after" photos may be required if any rehabilitation has occurred.
- Maps and Site Plans: These help to show the property's location and its relationship to its surroundings.
- Statement of Significance: This is a crucial section where you clearly articulate why the property meets the criteria for historic designation.
Important Note: While you can often initiate the nomination process yourself, it's highly recommended to work closely with your SHPO or local preservation staff. They have the expertise to ensure your nomination is complete and meets all requirements. In many cases, particularly for the National Register, a historical consultant may be hired to prepare the nomination.
Step 4: Review and Approval Process
Once your nomination is submitted, it will undergo a review process. This can involve:
- SHPO/Local Staff Review: The relevant agency will review your nomination for completeness and adherence to criteria.
- Public Notice: For National Register nominations, property owners in the vicinity are notified and have an opportunity to comment. For local designations, public hearings are common.
- State Review Board (for National Register): Nominations are typically reviewed by a state historic sites review board. If approved by the board, they are forwarded to the National Park Service.
- National Park Service (for National Register): The National Park Service makes the final determination for National Register listings.
- Local Governing Body (for Local Designations): City councils or county boards often make the final decision on local historic designations after public hearings.
Step 5: Designation and Ongoing Responsibilities
If your home is approved for designation, congratulations! You've taken a significant step in preserving its legacy. However, designation comes with ongoing responsibilities, especially for local designations:
- Maintenance and Alteration Guidelines: You will likely need to adhere to specific guidelines for maintaining and altering the exterior of your home. These are designed to preserve its historic character.
- Review Board Approvals: Any exterior work, from replacing a window to painting your house, may require review and approval from a local historic preservation commission or architectural review board.
- Understanding the Benefits: Research the potential benefits of your designation, such as tax credits, grants, or easements, which can help offset the costs of preservation.
Benefits of Historic Designation
Why go through this process? The benefits can be substantial:
- Preservation of Heritage: The most significant benefit is the protection of your home's historical and architectural integrity for future generations.
- Financial Incentives: Access to federal and state tax credits for rehabilitation projects, grants, and low-interest loans.
- Increased Property Value: Historic homes often hold their value well and can be desirable to buyers who appreciate their character.
- Community Pride: Contributing to the preservation of your community's historic fabric.
- Protection Against Demolition: Designations, especially local ones, can prevent the demolition of your historic home.
Potential Downsides and Considerations
It's also important to be aware of potential challenges:
- Restrictions on Alterations: Local designations can limit your ability to make certain exterior changes.
- Maintenance Costs: Preserving historic materials can sometimes be more expensive than using modern alternatives.
- Bureaucracy: The nomination and approval process can be lengthy and involve a significant amount of paperwork.
Recommendation: Before pursuing designation, carefully weigh the benefits against the potential restrictions and responsibilities. Discuss your plans with your local preservation office and consider attending public meetings related to historic preservation in your area.
Registering your home as historic is a rewarding endeavor that plays a vital role in safeguarding our nation's rich history. By understanding the process and working with the appropriate agencies, you can ensure your home's story continues to be told for years to come.
Frequently Asked Questions (FAQ)
How do I find out if my home is already listed on the National Register?
You can search the National Register of Historic Places database online through the National Park Service website. Additionally, your State Historic Preservation Office (SHPO) can assist you in determining if your property or properties in your vicinity are already listed.
Why would I want to register my home as historic?
Registering your home provides formal recognition of its historical and architectural significance, contributing to its preservation for future generations. It can also make you eligible for financial incentives like federal and state tax credits for rehabilitation projects, grants, and loans, as well as protection against demolition or inappropriate development.
What is the difference between the National Register and local historic designation?
The National Register is an honorary list administered by the National Park Service, recognizing properties of national significance. It doesn't legally restrict property owners' actions. Local historic designations, established by cities or towns, often have a Historic Preservation Commission that reviews and approves exterior alterations to ensure they are compatible with the historic character of the property or district, providing more direct regulation.
Can I make changes to the interior of my home after it's designated historic?
Generally, interior changes are not regulated by historic designation, especially for National Register listings. However, local historic district ordinances may have some oversight on interior elements if they are considered integral to the historic character of the building. It's always best to check with your local preservation office for specific regulations.
