# New Homeowners Undo Historic Restoration

- Link: https://www.oldhouseguy.com/homeowners-undo-historic-restoration/
- Published: 2015-10-20T21:54:52-04:00
- Author: Ken Roginski

Historic restorations are admired by most people but old houses are not for everyone.

It takes a special person to appreciate and understand the workmanship of an old
house.

It takes someone even more special to rescue a neglected home and restore it to 
its former glory.

**If you’re reading this, you are that special person.**

You found a historic home and spent hours researching how to restore it correctly.

You removed modern additions, stripped the paint off all the woodwork, and spent
a good part of your life putting your soul into your house.

Finally, the restoration is complete, and you can enjoy the fruits of your labor.

**You saved this house to be cared for and enjoyed by future generations.**

Sadly you go to the store one day and get run over by a bus.

A few years later your spouse passes and your son inherits the house. A few years
after that a career move forces him to sell the house.

The happy new owner – a fan of “This Old House” is excited to do what he/she thinks
is right for the historic house.

Arched windows are replaced with new rectangular “energy efficient” plastic replacements.

The natural varnished woodwork is painted because the realtor said it will be better
for resale.

Porch maintenance has been neglected making it easier to just remove the porch.

The interior is altered for an open floor plan.

**All your hard work is undone! So sad!**

**But YOU can STOP this from happening today, so read on.**

[⌊restored victorian porch⌉⌊restored victorian porch⌉[

This house was meticulously restored.

[⌊porch repairs⌉⌊porch repairs⌉[

This is the before photo of the restored photo at the top. A tremendous amount of
research and planning must be done before restoration.

## Homeowners Destroy Lovingly Restored Homes.

This is a crime, but life is full of surprises. What can you do? You can come back
from the grave and haunt the family, but the harm is still done!  The house survived
over 100 years and now someone with a big budget discovered some good renovating
ideas from “This Old House”.** The TV show This Old House along with many HGTV shows
are completely responsible for the loss of historic buildings**. They promote creativity
and not restoration or preservation.

### 1740 Boxwood Hall.

Look at what happened to this 1740 house.

## 󠀁[⌊501 provinceline road allentown NJ⌉⌊501 provinceline road allentown NJ⌉󠀁[

Read the [full story about this crime here. ](https://www.oldhouseguy.com/allentown/)

See more [photos and the interior here. ](https://www.realtor.com/realestateandhomes-detail/501-Province-Line-Rd_Allentown_NJ_08501_M65384-15486?)

This house is on the outskirts of two towns and therefore not protected by a historic
district. Of course we curse the new owner but **the seller should have valued this
beautiful piece of history and protected it.**  Shame on both seller and buyer!

### The Saddest House in New York City.

[⌊victorian house⌉⌊victorian house⌉[

From this . . .

[⌊ugly house⌉⌊ugly house⌉[

To this!

Here is another[ sad story about a preservationist who passed away. ](https://www.scoutingny.com/the-saddest-house-in-new-york-city/#google_vignette)

### Monsters Destroy Preserved Historic Home.

[⌊remodeled historic house⌉⌊remodeled historic house⌉[

Beware of evil homeowners.

This beautiful 1908 home was murdered by a new homeowner. [Read about it an be sure to click the link to the interior photos. ](https://www.oldhouseguy.com/freehold-monsters/)

### Destruction can Come Slowly Without Noticing.

The above crimes happened all at once. Just like a cancer can begin by something
going unnoticed, the loss of the character of a house can be the same.

This article, [Death of a Cottage ](https://www.oldhouseguy.com/cottage-additions/)
shows the simple and logical changes that can slowly add up.

## The National Register for Historic Properties WILL NOT Protect Your House!

This is the best explanation possible.

## How to Protect Your House After You’re Gone.

I hope you read the links to the three homes above and you are probably feeling 
pretty bummed out. People think that my doing such wonderful preservation, no-one
would buy such a house and change it. They are buying a historic house because that
is what they like. This is wrong and you must be realistic.

This does not have to happen. Only YOU can protect your investment.

### What is a Preservation Easement?

Historic preservation easements are legal documents that ensure the perpetual (1000
years +) preservation of a property by restricting changes that may diminish the
integrity of the historic character defining features of a property. **The preservation
easement places YOUR SPECIFIC conditions on maintenance and treatment of the property.**
Your house does not have to be something that George Washington slept in, just a
house you would like to see the historic character defining features and appearance
preserved.

You decide on each feature you want to preserve. Interior and exterior, it must 
be identified and listed in the preservation easement document. Number and description
of windows, porches and porch elements, wood siding, and exterior finishes, interior
features such as non painted woodwork, antique kitchen sinks, even the land and 
landscape features that comprise the setting of the building. **The character defining
features that you worked so hard to protect will be protected when you are gone 
and/or the building is sold.**

Each time the house ownership is conveyed to another owner, the easement is automatically
attached to the deed and cannot be changed.

### How Does a Historic Preservation Easement Work?

#### First you need an Easement Holder.

A historic preservation easement is held by a qualified easement holder.

Why? Because** this organization will make visits to your house to ensure the preserved
features are preserved** as you stipulated.

They will also meet with new owners and explain the easement and the reason for 
the importance of preservation.

They are also responsible for enforcement.

Who will know that your claw foot tub has been replaced unless it is periodically
monitored.

If this happens, the new owner must replace it with an exact antique replacement.

[⌊preservation easement⌉⌊preservation easement⌉[

#### What is and How do I Find an Easement Holder.

The easement must convey the right to enforce the stipulated conditions and restrictions
to the holder of the easement. The holder of the easement must be a qualified preservation
organization or government agency involved with preservation. There may be local
organizations and possibly historic societies that can be holders of the easement.

One large organization is the National Trust for Historic Preservation.  The National
Trust goes into more detail about [Preservation Easements ](https://savingplaces.org/easements)
on their site.  One stipulation is that the property must be listed on the National
Register of Historic Places (NRHP).  If your home is not on the NRHP, or is not 
listed as eligible to be listed on the NRHP, there may be another easement holding
organization with less strict criteria in your state or county. I recommend contacting
your [State Historic Preservation Office ](https://ncshpo.org/directory/).

#### How Much Does This Cost?

All this comes with a cost of about several thousand dollars. Understand that yearly
visits must be made to ensure all future homeowners are abiding by your easement
requirements. A preservation easement is similar to the Farmland Preservation Easement.
There is also a chance that your easement holder may have to take this matter to
court. So when you think about it, making a yearly visit for over 100 years and 
the possibility of going to court, this is a good price. It is still a lot less 
than the cost for all your restoration efforts.

I know all of this is complicated and requires many details you must understand 
and consider. There are tax benefits but you will need to consult with a lawyer 
or and accountant for more information. **This is the best way to protect all your
wonderful preservation efforts for future generations to appreciate.**

You must be a responsible homeowner. A historic preservation easement will protect
your house but being on the Historic Register will NOT for your house can still 
be demolished.

#### Watch This Video from Preservation North Carolina For an Easy Explanation on How This Works.

While this is for North Carolina, you location may be different but this will give
you a very good and easy understanding of something that can seem intimidating.

[Here is a link to their page with more information so you can really understand the benefit and process. ](https://www.presnc.org/get-help/easements-covenants/)

## Deed Restriction – A Lesser Option

If your house does NOT qualify to be listed on the Historic Register or there are
not other organizations that do not require this here is another option. While this
option is not nearly as good as an easement it is better than nothing.

The only party that can remove the restriction is the person who added it. Future
owners cannot remove it without your approval.

The drawback is that a deed restriction is not monitored. A homeowner may forget
about certain restrictions and alterations would not be noticed until the next sale.
With a Preservation Easement the easement holder will visit your house yearly and
see that your wishes are followed.

**You can do your part to help save old buildings by sharing this article.**

## What About Local Historic Districts?

While an easement may lower the value of your house because it cannot be demolished
and developed or a homeowner is restricted from the same, a local historic district
can increase property values 5-35%. This is because a new homeowner is buying the
security that what they see out their window today will be the same years later.
While I totally recommend districts, the qualifications of the commission can vary
and can allow what should not be allowed. A historic district combined with an easement
is the best option. [Read more about Historic Districts here. ](https://www.oldhouseguy.com/historic-districts-property-value/)