Denver Historic Homes: Complete Buyer’s Guide 2024
Purchasing a historic home in Denver is an exciting journey that combines charm, architectural beauty, and a connection to the city's rich history. However, it also comes with unique challenges, from understanding renovation restrictions to navigating inspection requirements. This comprehensive guide will help you explore the ins and outs of buying and owning a historic property in Denver, ensuring you make informed decisions every step of the way.
What Are Historic Homes in Denver?
Historic homes are properties recognized for their architectural, cultural, or historical significance. In Denver, these homes may be located in designated historic districts or individually listed as landmarks. They often feature unique craftsmanship and materials that are difficult to replicate today, offering a glimpse into the city's past and the architectural styles that have shaped its urban landscape.
Historic Districts in Denver
Denver boasts over 50 historic districts, including Capitol Hill, Highlands, and Five Points. These neighborhoods preserve the city's architectural heritage while offering vibrant communities. Homes in these districts are subject to specific guidelines to maintain their historic character.
Capitol Hill
Capitol Hill is one of Denver's most iconic historic districts, known for its diverse architectural styles ranging from Victorian mansions to early 20th-century apartments. This neighborhood was once home to many of Denver's elite and continues to be a sought-after area for its proximity to downtown and its rich cultural atmosphere.
Highlands
The Highlands district showcases a mix of Queen Anne, Victorian, and Craftsman-style homes. This area has experienced significant revitalization in recent years, blending historic charm with modern amenities and a thriving restaurant scene.
Five Points
Five Points, often referred to as the "Harlem of the West," has a rich African American heritage and features a variety of historic homes and cultural landmarks. The district is known for its jazz history and is currently experiencing a renaissance while working to preserve its unique character.
Landmark Properties
Properties designated as Denver landmarks are protected under the city's Landmark Preservation Ordinance. This designation ensures that significant architectural features and historical elements are preserved during renovations or repairs. Landmark properties are individually recognized for their exceptional importance to the city's heritage.
Types of Landmark Designations
Individual Landmarks: These are single properties deemed historically significant.
Historic Districts: Areas containing multiple historic properties.
Interior Landmarks: Specific interior spaces of public buildings with historical importance.
Criteria for Landmark Designation
To be designated as a landmark, a property must meet at least one of the following criteria:
Have direct association with a significant historical event or trend
Be connected to a person who made substantial contributions to the community
Embody distinctive characteristics of an architectural style or type
Represent an established feature of the neighborhood, community, or city
Key Considerations When Buying a Historic Home
Purchasing a historic home requires careful planning and consideration. Here are some essential factors to keep in mind:
1. Inspection Requirements
Historic homes often come with aging infrastructure, such as outdated plumbing or electrical systems. A thorough inspection by professionals experienced with older properties is crucial to identify potential issues like structural instability or hidden damage.
Specialized Inspections
Structural Assessment: Evaluating the foundation, load-bearing walls, and overall structural integrity.
Electrical System: Checking for knob-and-tube wiring or other outdated electrical components.
Plumbing: Assessing pipes for corrosion, lead content, or other age-related issues.
Roof Inspection: Examining the condition of roofing materials and underlying structure.
Asbestos and Lead Paint: Testing for the presence of these hazardous materials common in older homes.
2. Renovation Restrictions
If your property is located in a historic district or designated as a landmark, any exterior changes must adhere to Denver's Landmark Preservation Commission (LPC) guidelines. Common projects requiring approval include:
Window replacements
Additions
Exterior remodeling
Demolition or rebuilding
Interior renovations typically don't require LPC approval unless they involve state preservation tax credits.
Design Review Process
Pre-application Meeting: Discuss your project with LPC staff.
Application Submission: Provide detailed plans and documentation.
Staff Review: LPC staff evaluates the proposal.
Public Hearing: For major projects, a public hearing may be required.
Decision: The LPC approves, denies, or requests modifications to the proposal.
3. Financial Incentives
Owning a historic home can come with financial benefits:
Tax Credits: Colorado offers 20-25% state tax credits for restoration projects on designated properties.
Grants: While grants are typically reserved for non-profits or public entities, some programs may apply to private owners if there's a public benefit.
State Tax Credit Program
The Colorado Historic Preservation Tax Credit provides:
25% credit for qualified rehabilitation expenditures up to $2 million
20% credit for expenditures above $2 million
Maximum credit of $1 million per property
Federal Tax Incentives
For income-producing properties:
20% tax credit for certified rehabilitation of certified historic structures
10% tax credit for rehabilitation of non-historic, non-residential buildings built before 1936
4. Maintenance Costs
Maintaining a historic home can be more expensive than modern properties due to the need for specialized materials and skilled labor. Budgeting for ongoing upkeep is essential to preserve the home's character and structural integrity.
Common Maintenance Challenges
Wood Rot: Addressing decay in wooden elements like window frames or siding.
Foundation Issues: Managing settlement or moisture problems in older foundations.
Roof Maintenance: Repairing or replacing period-appropriate roofing materials.
HVAC Updates: Integrating modern systems while preserving historical features.
Navigating Renovation Challenges
Renovating a historic home in Denver involves balancing modern needs with preserving its historical charm. Here's how to navigate common challenges:
Understanding Design Guidelines
The Design Guidelines for Denver Landmark Structures and Districts provide detailed standards for exterior alterations, additions, and new construction within historic districts. These guidelines emphasize compatibility with the original architecture while allowing for modern functionality.
Key Principles of Design Guidelines
Preserve Original Features: Maintain and repair historic elements when possible.
Ensure Compatibility: New additions should complement, not overpower, the original structure.
Use Appropriate Materials: Choose materials that match or are compatible with the historic fabric.
Respect Scale and Proportion: Maintain the visual rhythm and scale of the neighborhood.
Energy Efficiency Upgrades
Improving energy efficiency without compromising historical integrity is possible through measures like:
Installing energy-efficient HVAC systems
Adding storm windows instead of replacing original ones
Retrofitting insulation where feasible.
Innovative Solutions
Radiant Floor Heating: A less intrusive way to heat historic homes.
Smart Thermostats: Optimize heating and cooling while preserving original features.
Solar Panels: Carefully placed to minimize visual impact on historic rooflines.
Hiring Qualified Professionals
Working with contractors experienced in historic preservation is critical. They can help ensure compliance with regulations while maintaining the home's unique features.
Finding the Right Team
Preservation Architects: Specialize in adapting historic buildings for modern use.
Historic Restoration Contractors: Skilled in period-appropriate techniques and materials.
Preservation Consultants: Offer guidance on navigating regulations and best practices.
Benefits of Owning a Historic Home
Despite the challenges, owning a historic home offers numerous benefits:
Architectural Beauty: Historic homes feature craftsmanship and materials rarely found in modern construction.
Prime Locations: Many historic neighborhoods are centrally located near shops, restaurants, and cultural attractions.
Community Pride: Living in a historic district fosters a sense of community and shared responsibility for preserving local heritage.
Investment Potential
Historic homes often appreciate in value over time, especially when well-maintained. The unique character and limited supply of these properties can make them attractive investments.
Cultural Significance
Owning a historic home means becoming a steward of Denver's cultural heritage. These properties often have fascinating stories and connections to the city's past, adding depth and meaning to homeownership.
Sustainability
Preserving and adapting existing buildings is inherently sustainable. It reduces waste, conserves resources, and often results in buildings with longer lifespans than new construction.
Steps to Buying a Historic Home in Denver
Follow these steps to ensure a smooth buying process:
Research Historic Districts: Understand the regulations and character of different neighborhoods.
Hire an Experienced Realtor: Work with an agent familiar with Denver's historic properties.
Conduct Thorough Inspections: Identify any issues that may require costly repairs.
Understand Renovation Guidelines: Review LPC requirements before planning any modifications.
Secure Financing: Explore loans or tax credits specifically for historic properties.
Researching Historic Districts
Before settling on a specific home, take time to explore Denver's various historic districts. Each neighborhood has its own unique character, architectural styles, and community atmosphere. Consider factors such as:
Proximity to amenities
Walkability
School districts
Local preservation efforts
Community events and activities
Working with a Specialized Realtor
A realtor with experience in historic properties can provide invaluable insights:
Knowledge of district-specific regulations
Understanding of common issues in older homes
Connections with inspectors and contractors familiar with historic properties
Awareness of upcoming preservation projects or neighborhood developments
The Inspection Process
When inspecting a historic home, consider:
General Home Inspection: Covers overall condition and major systems.
Specialized Historic Inspections: Focus on period-specific features and materials.
Environmental Hazards: Test for lead paint, asbestos, and other potential health risks.
Structural Engineering Review: Assess the long-term stability of the property.
Navigating Financing Options
Financing a historic home may require specialized mortgage products:
203(k) Rehabilitation Loans: Combine purchase and renovation costs into one loan.
Historic Preservation Easement Programs: Offer tax benefits for preserving historic features.
Local Historic Preservation Loans: Some cities offer low-interest loans for restoration projects.
Living in a Historic Home
Owning a historic home is not just about preservation; it's about creating a modern living space that respects its historical context. Here are some tips for making the most of your historic home:
Blending Old and New
Create a harmonious interior by:
Highlighting original features like fireplaces or woodwork
Incorporating modern furniture that complements historic elements
Using period-appropriate color schemes with contemporary accents
Maintaining Character-Defining Features
Preserve the home's unique character by:
Restoring original windows rather than replacing them
Maintaining decorative trim and moldings
Preserving historic hardware and fixtures when possible
Addressing Common Issues
Be prepared to tackle challenges such as:
Updating electrical systems to meet modern needs
Improving insulation without damaging historic fabric
Managing moisture and preventing water damage
The Future of Historic Preservation in Denver
As Denver continues to grow and evolve, the preservation of historic homes plays a crucial role in maintaining the city's unique character. Current trends and future outlook include:
Adaptive Reuse Projects
Many historic buildings are being repurposed for new uses, blending preservation with modern functionality. This trend is likely to continue, with creative solutions for adapting historic homes to contemporary lifestyles.
Sustainable Preservation
The intersection of historic preservation and sustainability is becoming increasingly important. Future projects may focus on:
Incorporating green technologies in historic renovations
Emphasizing the inherent sustainability of preserving existing structures
Developing new materials that mimic historic ones while offering improved performance
Community Engagement
Preservation efforts are likely to become more community-driven, with increased involvement from residents in shaping the future of their historic neighborhoods. This may include:
Grassroots preservation initiatives
Educational programs about local history and architecture
Collaborative efforts between homeowners, preservationists, and city planners
Frequently Asked Questions
1. Can I make changes to my historic home? Yes, but exterior changes typically require approval from the Landmark Preservation Commission if your home is in a designated district or individually landmarked.
2. Are there tax benefits for restoring a historic home? Yes, Colorado offers state tax credits of up to 25% for restoration projects on eligible properties.
3. How do I find contractors experienced with historic homes? Local preservation organizations often maintain lists of qualified contractors specializing in historic properties.
4. What should I budget for maintenance? Maintenance costs vary but tend to be higher than modern homes due to specialized materials and labor needs. A general rule of thumb is to budget 1-3% of your home's value annually for maintenance and repairs.
5. Can I install solar panels on my historic home? Yes, but installation must be approved by the LPC and designed to minimize visual impact on the historic character of the property.
6. How does owning a historic home affect property taxes? Property taxes are based on assessed value, which may be higher for well-maintained historic homes. However, some areas offer tax incentives for historic preservation that can offset this increase.
7. Are there restrictions on interior renovations? Generally, interior renovations don't require LPC approval unless they involve structural changes or are part of a tax credit project. However, it's always best to check with local authorities before starting any work.
Conclusion: Preserving History While Embracing Modern Living
Owning a historic home in Denver is a unique journey that combines the charm of yesteryears with the demands of today’s living. These properties offer an opportunity to not only own a piece of Denver's architectural legacy but also contribute to preserving the cultural and historical fabric of the city.
From navigating inspection requirements and renovation guidelines to leveraging financial incentives, every step of purchasing and maintaining a historic home brings its own rewards and responsibilities. Whether it’s the eclectic character of Five Points, the elegance of Capitol Hill, or the revitalized charm of Highlands, Denver's historic neighborhoods provide a vibrant lifestyle with a connection to the past.
By investing in a historic property, you take on the role of a steward, ensuring these treasures are preserved and adapted for future generations. With thoughtful care, strategic planning, and a passion for preservation, you can create a home that celebrates history while serving as a sanctuary for modern life. Denver’s historic homes aren’t just places to live—they’re stories to be cherished and chapters waiting to be written.