Tired of Teardowns? Here’s How You Can Save Architecturally Significant Homes From The Wrecking Ball
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We’ve reached the tipping point in Dallas when it comes to the historic preservation of architecturally significant homes. For the past few years, we’ve watched an alarming amount of these residences that were designed and owned by the men who built our city razed without a second thought.
It’s Time to Stop Demolishing Architecturally Significant Homes
When I scroll through homes now, the instant I see anything under $4 million in Highland Park or $2 million in Lakewood, alarm bells ring in my head. It’s because people are still not recognizing these great prices for their respective neighborhoods.
In some instances, you will have to put in a bit of work but it will be worth it. In others, the house is flawless but because there is a lack of understanding about the significance of a historic home, those price points are often seen simply as teardown territory.
Economics Favor Preservation
Let’s put an economic factor into play. First of all, there is no way in the entire universe you could build back what you tear down for the same price. If you were to tear down an architecturally significant $3 million historic house, for example, to get that same quality of labor you razed, you’d be looking at tens of millions today. So, thinking it’s going to be cheaper to tear down and build new is absolute nonsense.
One of my go-to resources is historic preservationist Ron Siebler. Widely known for his work with municipalities and museums as well as with homeowners, Siebler has worked on a vast number of projects, including the Denton County Courthouse, the City of Dallas Parks’ Department Sharrock-Niblo Cabin restoration, and the repair and restoration of the MKT Depot at Dallas Heritage Village.
“When you build in tax credits and incentives for historic homes, and the cost of demolition and debris removal, the argument that it is not economical does not hold water,” Siebler said. “There will always be extreme cases, but in general, remodeling an existing structure is more economical than building a new structure in the same location.”
Then there are materials found in architecturally significant homes. Try to find pillow tile from the 1930s. Price clay tile for a roof today and get the cost of creating an entire room mural or a custom stained glass window. Even when you find these items, because if you are clever and resourceful, you can, they will be cost-prohibitive in relation to the materials modern homes are built with.
Let’s say you find the materials. Then you have to find the talented individuals who can recreate a Rookwood fireplace, a Potter Art Metal light fixture, or paint a mural you’d find in a Hutsell.
This is often why an architect without a background in preservation will advise a client that tearing down is the best option. If an architect does not know what’s involved, is not familiar with the correct resources, and lacks familiarity with preservation, they simply don’t understand, and it’s easier to point a client to demolition.
The lesson here is to always call a preservation architect for advice on a historic home. They have the necessary education and experience to offer the correct guidance.
Sustainability is More Important Than Ever
The greenest building is … one that is already built.
Carl Elefante FAIA FAPT, Principal Emeritus with Quinn Evans, a national design collective.
After the extreme weather events of 2023, climate change concerns skyrocketed. The recognition began to dawn on all of us that reusing existing buildings also avoids the carbon emissions inherent in new construction, therefore helping to combat climate change.
“We don’t often think about architecture being important in the larger widespread societal concern for sustainability, but it’s well documented that the energy you take to replace an existing house will never offset the loss of what you had,” preservation architect Norman Alston said. “We have to make better use of our existing building stock. It’s a universally attractive issue to do better for energy and sustainability.”
Killing The Goose That Laid The Golden Egg
Social media caught fire last month over the demolition of a rare Clifford D. Hutsell in Lakewood. One of the main questions being reiterated was why move to a neighborhood known for the character of its historic, architecturally significant homes and then tear one down? Indeed.
“When we talk about the core of the city and its advantages,” historic homes are typically those you cannot find further out,” Siebler said. “These are homes we cannot get any longer, and they are valuable because they are a product of time and place. That continuity of our past is important. We appreciate historic classic cars and historic paintings, yet we somehow glaze over at the thought of historic buildings and look at them primarily as financial investments. The authentic experience is in the city.”
It seems pretty counterintuitive to tear down a historic home in a neighborhood celebrated for its historic architecture. When you diminish the reason you bought into a neighborhood in the first place, why did you buy in that neighborhood? You are killing the goose that laid the golden egg.
A Lack of Education About Architecturally Significant Homes
Most people, unfortunately, don’t know a lot about preservation or who to turn to for solid historic preservation advice.
The scenario often plays out like this: The new owner will ask a friend for advice. That friend has a pal who is an architect. That architect thinks about making their own mark, and of course, the thought of the big paycheck is a factor. So, the advice given to the new owner is to demolish.
“A lot of times, people don’t know what they are buying,” Siebler said. “They just see an old house. Most homeowners are not able to envision what an existing structure remodeled might look like, and a new build is typically quicker than a restoration.”
You have to find experienced professionals who understand architecturally significant homes and have the right skill set for restoration. Historic neighborhoods are different. You are not simply purchasing a house. You are buying into an entire ethos. It’s critical you think it through and get the right advice. Preservation Dallas is a good starting point, and you can always send me an email!
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I think the main issue is those moving here from out of state do not care about the history of our city. Why preserve what you don’t care about?
Thanks for your comment, Rachel. It still begs the question of why move to a historic neighborhood. Clearly, people are attracted to it BECAUSE of the character of the homes. There are plenty of neighborhoods close by those historic neighborhoods that are not historic. Also to not care about your new city or neighborhood makes one wonder, why move here at all? I know for a fact that in some of these cases where we have lost significant historic homes, the new owners are not from out of town and clearly understand what they are doing. But back to the fact they don’t care. Exactly. But why not? Lack of education. Lack of understanding the inherent value of these homes. And very bad advice from those that do not understand preservation.
Thank you Karen for this important perspective.
Great article, Karen. The outcry over the Hutsell, and all of the pearl-clutching outrage always makes me wonder how many actually LIVE in a historic home? That house was a work of Art in its totality. Irreplaceable.
These kinds of homes are definitely a labor of love. Many like to tour, but few choose to live there. The only way to save these treasures is to BUY it.
You CAN live happily in one of these classic homes. These folks committed the crime of destroying a work of art and history. They’d paint over a Monet because it doesn’t match their new sofa. Aaarrgh.
Excellent suggestions! I would like to add, however–even though I live in medium-sized Northern Rockies city’s neighborhood renowned for its late 19th-early 20th century residences designed by Purcell & Elmslie, Cass Gilbert & other notable architects–that the mature landscaping of historic neighborhoods is a huge plus for people moving in as well as the cachet of saying: “I live on the West Side” or whatever your neighborhood is called. While my neighborhood has not seen any teardowns (yet!), I live in fear that historic infills, like my 1939 locally quarried marble cottage, could be razed for an inappropriate new building.
Thank you for this Karen. I believe that another issue is that since Texas does not require an architect to design single family homes, most homes and additions are designed by builders without an architect, many of whom are not experienced with the issues you mentioned above, and building new is generally going to be less complicated and more profitable for the builder.
Thank you Karen for your article. We, at the City Historic Preservation Program, appreciate that you keep historic preservation in the forefront. The more we talk about the importance of ALL our historic places, neighborhoods, and sites, the more people will see their value to the city–and to themselves. Preservation is sustainable, naturally dense development, provides a wide range of housing options from single family to multi-family, is located in walkable neighborhoods, and is often affordable.
Terri, what a great analogy!
Thank you Kate. We appreciate all you are doing for our city!
I guess what I’m curious to see next is how the owners will be able to build and live there without their neighbors doing everything short of burning down whatever they attempt to build in its place. There are two things I respect most about the Lakewood community: they are passionate about neighborhood preservation and everyone’s animals are as much members of the community as any person. Might as well sell the land. If they are claiming ignorance to the significance of their purchase, I call bulls***.
Great commentary, Karen! For those who are interested in supporting the expansion of the Lakewood Conservation District, please follow progress at http://www.love-lakewood.org or @lwcd_expansion. We are nearing the release of the draft ordinance and will hopefully be on the City Plan Commission agenda in early 2024.
Thank you for the reminder, Summer! The expansion of the Lakewood Conservation District is perfect example of a community pulling together to save the character of their neighborhood.
This has been the battle cry against redevelopment since redevelopment began (in the cave). While we believe the redevelopment of certain housing stock within established communities will continue to prosper (the locations are just too fantastic), the questions we raise target the economics for those directly effected – the buyer and seller. Can the seller achieve full market value when they sell their home without transferring the ability of the buyer to make renovation or replacements as they choose? That’s probably the biggest, of the many problems that arise when opinions on what is historical or architecturally significant come between someone and their money. We’ve seen it first hand. The dispute lasted years and nearly bankrupted the owner/seller. The value of the old Victorian was in the land itself – the buyers did not assign any value to the home (a significant difference). The only way to seriously address this is through local zoning. That said, it’s a tough argument at the local board meeting when on one side are often retirees looking to cash out their largest asset the best they can ($), only to be told that 50 years ago they bought the wrong house. They bought the one that now has covenants that prevent buyers from improving the home or property. We have had clients who hated “teardowns” until it was time for them to sell their own homes – then it was about the money. Lots to consider here. Emotion vs economics.
So Brian, why buy in an established neighborhood that is widely known for historic homes? Here’s the real problem, and it’s fixable. Appraisers today have absolutely no frame of reference when it comes to understanding the value of a historic home. From the old-growth wood to the stained glass, these items are not properly compared because appraisers don’t know how to compare them. I suggested a class to Preservation Dallas FOR appraisers to become more familiar with these homes because you simply cannot value plaster work as you would drywall. What I have found is not retirees wanting to cash out for the biggest bang. I have found families that are undereducated about the consequences of not deed-restricting their properties. Every single family I’ve interviewed has been devastated when their home is demolished. They had faith in those who advised them that the RIGHT buyer would be found who would understand and love what they loved for generations. It’s a matter of getting a great deal of education out there. Why do you suppose this would never happen in Parisian neighborhoods, or frankly, in neighborhoods in Boston? As Norman Alston has often said, Dallas is in its teenage years. We are a young, hormonal city that is only now beginning to learn the consequences of foolish choices that ruin neighborhoods that define our city. We are already looking back with regret at many of the losses in the past few years. Hopefully our city will soon grow up.
I think it starts with an agreement on what is “architecturally significant”? What is “historic”? The actual definitions. Will these definitions be applicable in all communities or just certain ones? If so, which ones? If you live in a community with ongoing redevelopment or see that it is upcoming, just drive around and physically identify what you think should stay and what could be a candidate for redevelopment. Is it all-or-none? Please remember that once these designations are in place and the bath tub overflows on the second floor and ruins the first floor molding you will have restrictions on how and what you can use to replace the damage. The buyers and seller matter. It’s a very complex issue. Thanks, Brian
Sorry Karen I didn’t answer your initial question: “Why buy in an established neighborhood that is widely known for historic homes?”
Firstly, I’m 65, and have always lived in established neighborhoods that are widely known for their historic homes, tree-lined streets, good schools, nice parks and quaint downtown. Couldn’t ask for better villages to live in when growing up and then raising a family of my own. If you want to look up Hinsdale, Illinois you’ll find my hometown.
Ironically, it was from this experience that I started a business that helped home sellers sell to redevelopment buyers. Why? Because it happened to me. I hired my favorite agent to sell our home only to have an acquaintance from High School buy it. He never came in our home to see the inside, he wanted the prime 100 x 200ft corner lot near school and town, paid the price and that was that. Today there is a new home where our old one sat. Am I emotional about having my home replaced? No. Why? The new one is really beautiful – there’s my emotional trigger, I like the new one better than our old one. I’m actually proud. Hinsdale has replaced about 75% of its housing stock. Is it all beautiful, not in my opinion. Do I wish all the new housing was beautiful according to me – absolutely!
I’ll leave you with this story. About 10 years ago, a “teardown” hater took it upon herself to buy and older home and replace it with a new Victorian style home. It was her way of protesting the trend. Long story, short – no one wanted it. Why? Because it looked dated and was not reflective of the architectural styles that interested buyers. It sat on the (hot) market for over a year and sold below her cost.
I think we have more in common than you may think. The push-back that appeals to me the most is: “fits within the character of the community” – but I don’t think even that point could ever be agreed upon.
Thanks,
Brian
A few clarifications are needed here. First, state and federal tax credits are not available for owner-occupied residences in Texas. There may be local property tax abatements available in some cities but they can be temporary, tied to rehab work or somewhat insignificant. Second, if your bathtub overflows and flooring downstairs needs to be replaced, the Preservation Police do not come. Most local reviews only have authority over exterior changes to the property.
Thanks for the clarification Sharon. Here is the Texas Historic Preservation paragraph regarding tax credits. Many I’ve seen are historic residences that have been used is a manor that allows the credit. Anyone concerned with keeping their personal residence from the wrecking ball should have deed restrictions put in place by an attorney and start. the process for landmarking.
“The building must be income-producing or non-profit. For example, it may be used as a hotel, for commercial offices, for commercial, industrial, or agricultural purposes, or for rental housing, or any official non-profit use such as a church, museum, or arts center. Owner-occupied residential properties, municipal offices, and other government-operated properties are not eligible for the credit.”