How to Navigate Preservation Without Compromising Your Vision
Designing, renovating, or building a property in a historic district is a unique privilege—one that comes with a distinct set of challenges. Old neighborhoods are often home to some of the most beloved architecture and community character in any town or city, and that legacy comes with responsibility. For property owners, developers, and even experienced builders, the rules and nuances of building in a historic district can be both inspiring and intimidating.
Have your hands full with a historical project? We’re here to help. Contact VPC Builders today to start a conversation.
It’s a tricky process—but with the right expertise on hand, it can be both readily approachable and highly fulfilling. Here at VPC, we’ve guided numerous clients through this highly specific process. If you’re upgrading a historic home, building an addition, or proposing new construction in a legacy neighborhood, this article will help you understand what to expect and how to prepare for this exciting new project.
Why Historic Districts Matter
The first step to successful construction is understanding the landscape—both literally and metaphorically. If you plan on building in a historic district, you should go in knowing exactly why these places are so closely guarded from change.
Historic districts exist to protect the architectural and cultural fabric of a place that’s rich with history. Managed by local preservation boards or commissions, these zones aim to ensure that any exterior changes align with the historic character of the area—in essence, preserving the soul of the place for future generations to appreciate. While that may sound restrictive, these guidelines can work in your favor as well, preserving property value and leveraging the cultural pride of the surrounding community.
The Basics of Building in a Historic District
From Asheville to Boone to the Carolinas’ historic town centers, these areas are as much about storytelling as they are about structure. Building within them means becoming part of that story, and it demands careful consideration of the narrative you want to weave. Here’s how to get started.
1. Understand the Local Guidelines & How They Impact You
Before you draw up a plan, you need to consult the appropriate governing body. Most historic districts are overseen by a municipal or county-level Historic Preservation Commission (also known as an HPC). These boards are tasked with reviewing proposed exterior changes to properties in the district, from paint colors and windows to new builds and additions.
For you, the first few key steps include:
- Requesting a copy of the district’s design guidelines (no two sets are exactly alike)
- Identifying your property’s classification (contributing, non-contributing, landmark, etc.)
- Scheduling a pre-application meeting to discuss your goals with the HPC
These early conversations can save you significant time and effort down the line by identifying any obvious conflicts between your plans and the district’s standards.
2. Permits for Building in a Historic District
In addition to your standard building permits, historic district projects may often require a Certificate of Appropriateness (or COA) issued by the preservation commission. This is a formal approval from the board that verifies your design complies with the district’s expectations.
Typical COA requirements may include:
- Detailed architectural drawings
- Material samples or product specifications
- Historic photographs or records
- Narratives explaining how your design fits the context of the area
It’s important to note that COAs apply to exterior changes only. Interior renovations are generally exempt, though some exceptions may exist for publicly accessible buildings or landmark properties. When in doubt, ask the HPC for clarification.
3. Honor the Past & Build for the Present
One of the greatest challenges in building in a historic district is balancing old and new—but it’s also one of the craft’s greatest honors as well. Few people ever get to say they added a piece to living history. As such, this is a goal that deserves to be treated with respect. Good design in this context does not mean mimicking the past, but referencing it with reverence.
Some successful strategies include:
- Mirroring proportions, rooflines, and setbacks without direct replication
- Choosing materials that harmonize with neighboring structures
- Avoiding overly modern or conflicting styles on visible facades
- Using contemporary solutions in ways that recede rather than dominate
At VPC Builders, we help clients explore ways to honor historical context without feeling creatively boxed in. Our design-build approach is built on both innovation and compliance, offering you the best of both worlds.
4. Material Choices: What You Can and Can’t Use
Most historic districts place specific restrictions on materials, especially those used for visible features like siding, roofing, windows, and doors. For example, you may be required to use wood rather than vinyl siding or install true divided-light windows instead of single-pane replacements. If you’re more familiar with contemporary building, this may be a chance to try something new (or rather, something old).
There is often room for negotiation, especially when:
- Newer materials convincingly replicate historical appearances
- Substitutes offer significant improvements in durability or sustainability
- Inconspicuous locations are involved (e.g., rear facades or non-street-facing walls)
Working with a builder who knows how to make a case for smart material substitutions can make a huge difference in both performance and approval outcomes. When you are limited to natural materials like wood and stone, ask your builder about local sourcing options, which can be an opportunity for both cost savings and green building.
Why You Need a Partner Who Knows the Process
Navigating historic district guidelines takes more than just good design sense (although a creative eye will certainly help). The process demands diplomacy, documentation, and a deep understanding of what the local codes really entail. Here at VPC Builders, we bring all of the above—plus strong working relationships with preservation boards across both North and South Carolina.
VPC acts as your advocate in front of the commission, prepares compliant design packages, and coordinates with preservation staff to move your project forward without unnecessary delays. Our job is to streamline the process while preserving your vision.
Preserve What Matters With North Carolina’s Experts
Whether you’re modernizing a historic property or introducing new construction into a legacy district, the key to success is preparation—so partner with a team who knows how to plan.
With the right guidance, building in a historic district becomes a fulfilling opportunity to add value both to your historic property and the community that has long cherished it. Partner with VPC Builders for expertise that respects the past while building toward the future.
We’re ready when you are. Contact VPC Builders today.