By Mary Ellen Slayter
Washington Post Staff Writer
Sunday, November 18, 2007
Georgetown, Old Town Alexandria and Capitol Hill are all known for their lovely old homes. They're also renowned for some of the region's most popular historic districts.
Such districts help protect the character of older neighborhoods, but living in them can pose special concerns.
"People are attracted to historic charm, the town-center lifestyle," said John Randolph, assistant manager for Long & Foster's Old Town Alexandria office. But the historic district rules can be frustrating. "You have to adapt to the house," he said. "If you're fixated on a luxury master bathroom," and the house doesn't already have one, you need to look elsewhere.
Parking is another issue -- those older, pedestrian-friendly neighborhoods often have relatively little of it, and the houses aren't likely to have garages. "People are amazed that you can spend a million and a half for a property in which you have to scramble for parking," Randolph said.
Here are some other key questions home buyers should ask before buying in a historic neighborhood:
¿ Is the property covered by a historic district? This may seem obvious, but it isn't always. Historic districts aren't limited to the famously old neighborhoods. The District has 26 historic districts, in neighborhoods including Dupont Circle, Shaw, Cleveland Park and Anacostia. The home's seller should disclose to a buyer if a house is in a historic district; read the listing and your contract carefully, and check the address against historic district boundaries. Local government offices can provide this information.
Also, a particular house may not be governed by all the rules, depending on when it was built. Inquire about your address, not just the block. Pay attention to the designation of the specific property, not necessarily the district, said Daniel F. Metcalf, an agent in Long & Foster's Bethesda office who frequently works in Takoma Park, which has a historic district.
¿ What's the process for proposed renovations? Who decides what is allowed? It's often an arm of the local government's planning and zoning office. For example, in the District, such reviews are conducted by the Office of Planning's Historic Preservation Review Board. In Old Town Alexandria, it's the Boards of Architectural Review. In Annapolis, such decisions are made by a Historic Preservation Commission.
If a homeowner disagrees with a decision, it can usually be appealed.
Historic districts also frequently have historic preservation societies. These nonprofit groups do not have enforcement powers, but they can provide guidance on how to keep changes in character with the neighborhood. They're also the most likely source of opposition to a proposed project. Find out who runs the group and whether interactions with the rest of the homeowners are cordial.
¿ What do the guidelines cover? In many cases, only exterior changes are restricted. "You can't pop the roof," Metcalf said.
Windows are often a point of contention, said Nancy Metzger, who chairs the Capitol Hill Restoration Society's Historic Preservation Committee. "People don't see that as part of the historic fabric of the house because they look through them." Nonetheless, there are often rules covering windows.
Randolph said that very few of the restrictions for Old Town Alexandria apply to the interior, unless the specific property is under a historic easement.
Never assume that is the case, though. Always ask.
¿ What are the penalties for running afoul of the rules? In most cases, penalties are assessed because work was performed without the required permit. Homeowners can be fined or required to restore the property to its previous condition.
¿ What are the tax repercussions? Some historic districts are also special taxing districts. In other cases, historic district owners get tax benefits, especially for restoration work. If you're considering a fixer-upper, find out what tax breaks are available. Be aware that many of these programs come with associated easements, which limit future changes to the property.
¿ Can you afford the cost of ownership? Every house requires upkeep, but a home in a historic district has special challenges -- and expenses. Randolph, who has been selling real estate in Old Town Alexandria for 28 years, said these costs can be particularly difficult for retirees and others on fixed incomes.
Repairs and replacements are often custom jobs, and the materials required can be significantly more costly than current standards. Roof replacement is a big issue in Old Town, Randolph said. Asphalt shingles, even if they are on the house now, are not acceptable anymore. Instead, homeowners have to install wood shingles, standing-seam metal or slate. He has a client who is replacing the roof on one of his properties, a former single-family house now divided into five one-bedroom apartments. The estimated cost: $50,000 to $70,000.
But the cost of owning a historic home doesn't stop there. The age of these houses (and the fact that you're often restricted in upgrading the windows and doors) means they are often hard to heat and cool. Energy efficiency is an issue, Metcalf said. "If you looked at it with an infrared camera, it would be bright red."
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