Historic buildings tell stories about times before and honor rich legacies worth preserving. However, even the most beautiful structures may need updates to remain safe and practical for modern-day use. Commercial remodels breathe new life into historic buildings, but they require expert planning and careful consideration.

In this blog, we explore everything you need to know about commercial remodels for historic buildings, including a step-by-step checklist to help you navigate the project from start to finish. 

Commercial Renovations vs. Remodels

Before we dive into the process of a historic commercial remodel, it’s important to understand how remodels differ from renovations. While these terms are often used interchangeably, they are two separate projects with distinct goals and legal requirements.

Here’s the key difference between commercial remodels and renovations:

  • Renovations improve a building’s appearance or functionality without significantly altering either aspect. The layout remains the same, but a historic renovation might include cosmetic changes, lighting upgrades, new HVAC systems, and other minimally invasive improvements.
  • Remodels significantly alter a building’s structure or layout to serve a new purpose. An example would be converting an old schoolhouse into a restaurant, store, or other commercial space.

Both renovations and remodels fall under the umbrella of historic rehabilitation projects. According to the National Park Service (NPS), rehabilitation is when a historic property has to be updated for contemporary use, but its historical integrity remains intact.1

Learn More About Historic Commercial Renovations

Remodel Checklist for Historic Buildings

Remodeling a historic building isn’t your typical construction project. Unlike standard remodels, these projects must strike a balance between honoring a building’s unique legacy and updating it for modern use. This means conducting lots of research, working within strict preservation regulations, and sometimes uncovering surprises behind old walls. 

Due to these added complexities, historic remodels require a thoughtful, well-planned approach from the very beginning. Below is a step-by-step checklist to help guide you through the process.

1. Confirm the Building’s Historical Significance 

A row of historic commercial buildings downtown that have just undergone renovations

The first step of any historic remodel project is to verify the building’s historical significance. All registered historic buildings in the U.S. are listed in the National Register of Historic Places.2 

There are currently over 100,000 places listed on the Register, all of them considered worthy of preservation by the government.

2. Research the Building’s Unique History

The next step is to thoroughly research the building’s history. This tells you whether it’s been previously remodeled or renovated, and which characteristics are still genuinely historic. Knowing the story behind the structure can also help you decide what you want to preserve. 

Some buildings may have a Historic Structure Report (HSR), which is a detailed record of the building’s history and condition.3 An HSR typically includes research, physical investigations, evaluations, and recommendations for rehabilitation work. This can serve as a helpful basis for designing the remodel. 

3. Understand Historic Preservation Guidelines 

The interior of a contemporary commercial office building with hardwood floors and brick walls

Many historic buildings are protected by strict regulations that determine how remodels should be approached. It’s important to verify any necessary guidelines with local municipalities to confirm what changes you’re allowed to make. 

The building’s HSR may include some preservation guidelines to follow. You may also need to coordinate with State Historic Preservation Offices (SHPO) in Idaho for your preservation efforts.4 

4. Research Historic Preservation Tax Incentives in Idaho

Following Idaho preservation guidelines may also help you qualify for tax incentives. According to the Idaho State Historical Society, for some qualifying commercial projects in Idaho, owners can claim up to 20% of rehabilitation costs as investment tax credits.5 

Basic requirements in Idaho include:

  • The property must serve a commercial or income-generating function 
  • Rehabilitation must be “substantial” 
  • The building must be ready for productive use 
  • The structure must be certified historic by the NPS 
  • The project must be approved by SHPO and NPS 

The NPS offers more information about historic preservation tax incentives on its website.6  

5. Conduct a Detailed Building Assessment

Next, you’ll need to assess the building’s current condition. Even if you have access to an HSR, the condition may have changed since the building’s latest evaluation.

A building assessment typically includes:

  • Structural analysis 
  • Observing plumbing, HVAC, and electrical work 
  • Identifying any potential hazardous materials (asbestos, lead, etc.) 

6. Define Project Goals and Scope

The next step is to clearly define the project’s unique goals and scope. Consider what the remodel needs to achieve and how the building will be used once the project is complete.

Some common goals include: 

  • Adapting the structure for modern business use 
  • Improving energy efficiency 
  • Making the building more accessible 
  • Restoring damaged historical elements

Clarifying these objectives early in the project helps keep business goals, compliance requirements, and preservation efforts aligned every step of the way.

7. Develop Design Plans with Preservation in Mind

The exterior of a brick historic commercial building with lots of windows

With all the research and regulations you’ve gathered, your team can start creating design plans.

Design plans for a historical remodel might focus on:

  • Retaining defining historical features
  • Introducing modern upgrades where appropriate
  • Getting the building ready for safe commercial use
  • Incorporating reclaimed materials from the original time period

While designing, it’s important to prioritize preservation whenever possible, without sacrificing safety or functionality. Striking a balance between historic integrity and practicality helps honor the building’s legacy while respecting its modern-day purpose.

8. Secure Permits and Approvals

All historic remodeling projects require building permits. They may also require approvals from SHPO or local preservation commissions. Permitting delays can stall a project, so it’s important to start this process as early as possible once design plans are finalized.

9. Monitor Construction for Preservation and Compliance

Three construction workers in hard hats look over blueprints together, showing the concept of the benefits of design-build construction for commercial projects

Historic buildings are unique because they often undergo many changes throughout their lifetime. This means that during the remodel, your team may come across exciting architectural discoveries or unexpected conditions that need extra attention.

During the building phase, your general contractor will closely monitor construction and document every step, finding, and decision. It’s also essential to stay in touch with local preservation authorities to keep the building as historically genuine as possible if discoveries arise.

10. Document the Completed Project

Once remodeling is complete, it’s important to document the completed work with photographs, updated floor plans, and a written summary of the process. This can be incredibly valuable for future remodels, inspections, and marketing the building’s history.

Contact Idaho’s Historic Commercial Remodel Experts

Over time, most historic commercial buildings require upkeep to remain safe and functional. A commercial remodel helps preserve a structure’s history while keeping it useful for modern-day purposes. With thorough planning and the right professionals on your side, you can honor a building’s legacy while transforming it into an asset for your business.

At DRF Builders, we have years of experience breathing new life into older spaces throughout Idaho. We provide a range of commercial construction services designed to help your business thrive.

Contact us online today or call (208) 254-2002 to learn more about how we can turn your vision into reality.

References

  1. The Secretary of the Interior’s Standards for the Treatment of Historic Properties: Rehabilitation as a Treatment and Standards for Rehabilitation (U.S. National Park Service). (n.d.). https://www.nps.gov/articles/000/treatment-standards-rehabilitation.htm  
  2. National Register of Historic Places (U.S. National Park Service). (n.d.). https://www.nps.gov/subjects/nationalregister/index.htm  
  3. Report Collection Spotlight: Historic Structure Reports (U.S. National Park Service). (n.d.). https://www.nps.gov/articles/000/phscl-collection-spotlight-historic-structure-reports.htm 
  4. State Historic Preservation Offices – National Register of Historic Places (U.S. National Park Service). (n.d.). https://www.nps.gov/subjects/nationalregister/state-historic-preservation-offices.htm  
  5. Vihlene, S. (2024, January 24). Resources for historic preservation. Idaho State Historical Society. https://history.idaho.gov/preservation-assistance/  
  6. About the incentives – Historic Preservation tax incentives (U.S. National Park Service). (n.d.). https://www.nps.gov/subjects/taxincentives/about.htm