PRESERVATION OF ARCHITECTURAL INTEGRITY

When you remodel historic homes in Houston, the first step is preserving the original architecture that makes these homes have timeless appeal. This in practice means saving anything historic one can. Originalty of material and workmanship in older homes — whether it’s solid wood flooring, stained glass transoms, or detailed millwork — are commonly irreplaceable and provide a tremendous amount of character and value. Preservation teaches that historic materials in the original charcter of the structure are to be retained and repaired rather than replaced unless the material is beyond repair in which case it would be replaced with a matrching materialCopy to Clipboardhouston tx. gov Focusing on restoration not replacement means retaining the soul of a historic home.

Restoring for original wood floors

One of the first things you will want to maintain are your original hardwood floors. A lot of Houston-area homes in the early 20th century (think of the ones in the Heights) were built with good hardwoods, like oak or longleaf pine. These floors are lived on, loved and have passed the test of time and with a bit of aftercare will continue for another 100 years. As opposed to tearing up decades-old or scuffed-up flooring, you can have it refinished. By refinishing, years of wear can be erased to expose the wood grain and ultimately enhance its beauty. In fact many solid wood floors can be sanded a refinished several times and will last well over one hundred yearskwfloors. com. In dusting off the floors of early-1900s houses, many have far more life left in them than in modern engineered products — refinishing them is almost always easier and cheaper than putting in new floorskwfloors. com. By sanding and re-staining those old oak planks or pine floors, you’re not only preserving a piece of the home’s past but you are basking too in the warmth and patina that new materials cannot provide.

For instance, in one Houston Heights renovation of a 1920s bungalow, the homeowners opted to keep and refinish the original longleaf pine flooring of the house, instead replacing it. The result was dramatic: the refinished floors transformed into a centerpiece in their own right, displaying the rich, gold color and tight grain that only aged pine boasts. This not only retained character of the bungalow but also created a hard-wearing surface for another generation of use. This case demonstrates how a little early TLC for the flooring can help a home keep its vintage charm.

Stained Glass and Antique Old Windows

Architectural flourishes such as stained-glass windows, leaded glass transoms or original wood-framed windows are the jewels of a historic home. They throw off colorful light, tell a story of the house’s era and are frequently impossible to replace with something contemporary. Rather than replacing them, restore and protect them. If you have a fragile stained-glass window, (maybe in a Montrose cottage or a Heights bungalow gable), you could apply a UV-protective clear film or storm panel to protect it from the sun without affecting the look of the window. Today's UV window films eliminate up to 99% of harmful UV (ultraviolet) rays that cause fading and deterioration of vehicle interiors and they are nearly invisible after installationusfilmcrew. comusfilmcrew. com. In other words, you can maintain the color of the original stained glass and the piece’s leaded cames and guard against sun damage without anyone realizing the protective covering is even there. This type of reversible, nondestructive protection will help your historical windows stay attractive and authentic for years to comeusfilmcrew. comusfilmcrew. com.

The wood windows that were previously installed can quite often be weather-stripped and refurbed instead of being thrown away. The old-growth lumber of early windows is both dense and rot resistant, so in some cases, those sashes may need only new glazing putty, as well as adjusted weights or fresh paint to work like new. Logan Hubbard Keep original windows (with perhaps a small, discreetly placed internal storm window) and you keep your home looking the way it was meant to, historically speaking. And remember, when it comes to historic districts, changing windows counts as an exterior change that needs approval.” investinhoustontexas. com — yet another great reason to restore instead of replace, when you can.

Architectural Details and Built Ins

Assess your home’s special architectural features. The appeal of historic Houston homes often can be found in the beadboard ceilings, shiplap walls, wide baseboards, ornate door casings, built-in cabinetry or hutches. These are the elements that give historic spaces their texture and visual interest. Wherever possible, retain these particulars intact. For instance, in many Heights bungalows, beadboard paneled ceilings and walls are found. But rather than ripping them out during a remodel, homeowners can clean them up carefully, repaint or re-stain them and work them into their design. Such features help maintain the original 1920s bungalow charm. In that In the Heights bungalow, for instance, not only were the floors spared, but the original beadboard on the ceilings was exposed and freshened. The homeowners appreciated how the gentle grooves of the beadboard and the refinished wood floors immediately telegraphed the home’s 1920s era to anyone who crossed the threshold.

Also note antique hardware (glass doorknobs, brass hinges) and fixtures (clawfoot tubs, vintage light fixtures). These are frequently repairable and may be fitted again. A pair of old longleaf pine French doors, for instance, or a built-in craftsman bookcase, when stripped of old paint and then polished, can serve as a breathtaking focal point in a reinvented room. “It respects, it makes respect, it honours the craft of the past when you are keeping such details. Your house will feel historic, not just sterile new construction, and future buyers and visitors will notice — and value — that. Even design pros will acknowledge that the strongest historic renovations are those that are “that are a seamless pairing of 1920s architecture and 21st-century luxury”chron. com, showing you don’t have to forfeit original charm when bringing a home into the modern era.

Contemporary Needs for Old Homes

But while authenticity is key, updating a historic house is also about working in modern must-haves that make the house comfortable and functional by today’s standards. The good news is that contemporary updates to older houses can be infused thoughtfully and subtly. You can absolutely enjoy fast internet service, smart climate control and a dry cool home without sacrificing your home’s historical character. In this section we’ll cover some of the ways in which modern updates can be integrated seamlessly: from concealed smart-home wiring to energy-efficient upgrades, and even flood-resistant changes for those beautiful old houses in low-lying Houston neighborhoods.

Smart Home (Wiring and Electric)

Smarter doorbells and ethernet cables and home theaters: Those old houses were not built for them. Updating the electrical system and wiring is frequently a necessity for safety (trading out any prehistoric knob-and-tube or aluminum wiring) and for today’s tech requirements. The trick is to do so without disrespecting the bones of the house and ruining the overall aesthetic. Hidden smart wiring is one approach: talented electricians have a way of fishing wires through walls, crawl spaces and attics with fewer drywall cuts for the least intrusion into plaster and woodworkjasonhpopeelectrical. com. As a matter of fact, you typically need fewer wires overall thanks to modern wireless tech. Wi-Fi and mesh networks can blanket the household without requiring cables in every room, and many smart gadgets are wireless or run off battery power.

For products that do require wiring or sensors, it’s possible to hide them in plain view. For instance, instead of sticking a large alarm panel on a beautiful shiplap wall, you could nestle a smaller hub somewhere out of the way like a closet. Motion sensors and smart thermostats can be tucked away: some sensors are so tiny they can be painted to match your trim or set on a bookshelf. One homeowner whose historic condo was retrofitted said that even in a house with thick plaster walls, you “don’t actually have to rip out old paneling and wainscot to make room for new wiring”boston. com. He hid sensors under counters and installed smart switches that would fit the old electrical boxesboston. com. That’s because this is effective use of smart home technology existing alongside the historic fabric of the home: You enjoy the benefits of modern security and distributed audio or smart lighting, but your guests will see only the home’s original crown molding and not the wires running behind it.

While you’re upgrading the electrical service, think about adding ground fault circuit interrupters (GFCIs) in wet areas to update the home to current code, and perhaps adding more outlets in a way that feels like it belongs there (like antique-style push-button outlet covers). A historic remodel should leave you with a house that is no less safe or convenient than a new home — and no visible wires or tech clutter mingling with your vintage decor.

Energy Performance and Insulation Upgrades

Historic Houston houses were built for a different system of climate control — high ceilings, big windows, breezeways for the Gulf Coast heat. But homeowners today generally prefer enhanced insulation, cooling and heating for year-round comfort. There are sensitive ways to upgrade to energy efficiency. Begin with the least invasive: improve attic insulation and provide attic ventilation. Simply adding a layer of blown-in cellulose or batt insulation to the attic floor will do wonders to keep conditioned air in an old house, and that work does not disturb any historic features that are hidden above the ceiling. You can also insulate crawlspaces beneath pier-and-beam residences to block drafts.

If walls are open during the renovation (for instance, for a kitchen redo), that’s a great time to add insulation in the wall there too. Just watch out for some old walls that may be shiplap- or plaster-lined — the Houston Archaeological & Historical Commission (HAHC) generally doesn’t govern what happens on the inside, but you’ll want to keep in as much original character as possible. One such suggestion: weatherization of the existing windows and doors. With some added weatherstripping and gap-sealing (and that UV film or those low-profile storm windows we mentioned for stained glass), you can make them noticeably more efficient — not to mention keep those historic, wood windows out of the landfill. This maintains the authentic look while barring drafts.

Modern heating and air are also a must. If your older home wasn’t built with it, you can add central air conditioning (many homes dating pre-1950s had natural ventilation and later, window units) by putting in a central HVAC or mini-split system. To retain character, consider least-intrusive options: small 2-inch ducts in a high-velocity mini-duct system, for example, snake through walls and the attic with far less cutting. Other available options are ductless mini-split AC units, which feature wall-mounted air handlers that can be tucked away discretely (or concealed even further with some creative cabinetry). The trick is to have a comfortable, climate-controlled home that doesn’t dilute its architectural history. Not that you’ll see it: With strategically placed vents and thermostats, you will feel the modern comfort but not see stark modern hardware at every turn.

Finally, think about energy-efficient lighting that doesn’t conflict with that historic feeling. For example, LED bulbs are now available in “warm” Edison styles that simulate old-fashioned filament bulbs, which might be ideal for a 1920s light fixture you’re reusing. You have the economy and durability of LED and the period-correct aesthetic of warm glow. Likewise, if you are putting in appliances or a modern kitchen, they can be concealed or styled to fit in (think a fridge with a vintage-looking exterior but modern insides).

Older Homes and Flood Resilience

Houston’s climate is a problem that the original builders a century ago did not really plan for: cataclysmic flooding from hurricanes and heavy rain. If you have a historic home in a flood-prone area (say, along a bayou or in the Old Sixth Ward or certain low-lying parts of Montrose), there’re a few flood-resilient upgrades you should consider including in your remodel. Preserve your investment and the historical building from water damage with proper modernization today.

One intelligent thing to do is to lift these critical systems higher. HVAC equipment, water heaters, and electrical panels should be installed as high as possible — ideally, above the expected flood level. You can elevate it off of the ground, such as placing it on the roof (once again, with HAHC approval if it is visible) or on a raised platform. Interior appliances such as washers, dryers, or furnaces can be relocated from a low-lying first-floor utility closet to an upper floor/attic. Indeed, some building codes, such as Homestead’s and Miami’s, already require that mechanical systems in flood zones are elevated at least a foot above the base flood elevationsnohomish. county. codes. And following that kind of advice can spare you catastrophic damage: During Houston’s floods, homes that had elevated their systems were far better off, with water only soaking floors instead of destroying the electrical and heating and air conditioning systems.

If your old house has a pier-and-beam foundation, you’re already bounding upfield a bit when it comes to absorbing high water (by the natural fact that the house sits a few feet off the ground). But make sure the crawlspace has appropriate flood vents or openings, to let water move through as opposed to building up pressure and knocking down walls. Choose flood-resistant materials for any renovation work on the lower parts of the home: For example, apply a rot-resistant finish to wood, opt for tile or a waterproof flooring option in rooms that have been wet before and raise outlets a tad higher to take outlets off the wall. These subtle changes don’t affect a hoe’s appearance too much, but they can have a major impact in the event of a flood.

“I live in downtown Savannah and tend to shy away from anything super traditional,” she says of her approach to renovating the house. “Hollywood Regency meets old Savannah!” A new kitchen ensures that even if it is nearly 180 years old, the place is all ready for a thoroughly modern family. By mixing in these modern must-haves mindfully, you show that a historic home can accommodate 21st-century living — without compromising its identity. Your vintage Houston Heights bungalow or Montrose cottage can be just as plugged in and comfortable and resilient as a new build — and retain its historical soul while doing it.

Exploring in Houston: Historic Districts

One challenge of remodeling a historic home in Houston is navigating the rules and standards of the city’s historic preservation system. Houston may have less zoning, but when you get into the realm of the historic districts like the Heights, Norhill, Old Sixth Ward, Obsolete and Montrose, there are most certainly regulations to comply with. Know these in advance, and you’ll save yourself time, and know your remodel will float with the least amount of friction.

You work with HAHC (Approvals and guidelines)

Houston’s historical communities are safeguarded by the Houston Archaeological and Historical Commission (HAHC). If your home is in one of the city’s 19 historic districts or is a landmark, any exterior alterations will probably need a Certificate of Appropriateness (COA)from the city’s Houston Commission on Historical and Architectural Preservation (HAHC).investinhoustontexas. com. In the real world, it means that you have to submit your remodeling plans for review and get the A.O.K. before you can, say, change your front façade, windows, doors or build an addition. Even relatively minor alterations, such as a new front fence or siding change may be subject to review if they impact the historic appearance.

Though more individual districts can establish their own design guidelines ( — the Houston Heights East, West, and South has like and investinhoustontexas. com). But the guiding principle is the same: the changes must not compromise the historic character of the property and the neighborhood. If you’re in Montrose’s historic Westmoreland or Avondale neighborhoods, or in a protected portion of the Heights, be forwarned that you will need to choose materials and designs that might have been available when the home was new. The HAHC is not there to stymie you creativity but rather to guard against inappropriate changes — say, a metallic frieze on a 1910 bungalow or vinyl windows on a Queen Anne cottage — that might undermine the attractiveness of the area.

It may sound intimidating to adhere to HAHC, but many homeowners get through it just fine every year. Though it tends to be about working with pros who get how it works. An architect or contractor who’s had experience in historic renovations (and knowledge of Houston’s historic ordinances) is a treasure. They may support sketching plans that comply with the guidelines and help present them to the commission. For example, Mendiola Remodeling & Construction has familiarity dealing with these historic district requirements and help navigate HAHC approval seamlessly. The objective of all concerned — you, the homeowner; the contractor; and the commission — is the same: to be certain your remodel adds value to the home and maintains this neighborhood's historical integrity.

A significant tip is to save and use original, historically accurate materials whenever you can. and it is perferred strongly by HAHC and most preservation guidelines. When replacing or repairing exterior components with new material in your renovation, aim to “replace in kind.” That is, employing the same material and style as the original. So, in the case of that 1925 bungalow with the rotten wood lap siding, the commission would likely insist that you replace the siding, not with hardy plank (which while a new and arguably better product, is certainly different looking), but with new wood siding that matches the original profile. In other words, as the Houston Heights design guide reads, existing original materials in good condition should not be removed, and replacements should match the original in design and material (houstontx. govThe planning and coordination with the professionals and craftsmen you hire is also crucial. If you plan to keep original siding, windows, porch columns and such as they are or reproduce them custom, you will make things easier for those who are there to help and will be far less likely to break the bank. This not only pleases the regulators, but it also will help your house look “right,” avoiding the jarring effect some remodels have when new parts don’t match the old.

Sculpted and made as close to real as possible in 1/9th scale!

While you are remodeling it, develop a keen eye for the details. The commission will be examining window style, trim thickness, railing design — even paint color (though in Houston color usually isn’t dictated by the ordinance, it’s a good idea to pick period-appropriate hues). For many, however, it’s more than about avoiding a fine: It involves upholding authenticity using historically accurate materials and methods. For example, if your Montrose Victorian’s porch originally had wood-framed screens, consider rebuilding them instead of buying new aluminum replacements. 3.) Re-create missing historical details: say your Heights craftsman had unique decorative rafter tails or dormer details that seem to be missing (or someone removed them years ago), a woodworker can likely make new pieces so the end result looks consistent and true to its style.

Preservation Houston and other local institutions can be valuable resources, providing historic preservation briefs and advice about the best materials to use. They frequently emphasize that no conjectural ornamentation should be added (for instance: don’t add a gingerbread trim that was not there historically), and that any new additions (a room extension, a garage) should be designed so as to be clearly different from the old while being harmonious with it in scale and style.

You also increase the value of your remodel by adopting historically correct construction. True divided-light wood windows, hand-finished woodwork, reclaimed hardwood floors — they’re things that meet HAHC criteria and are often actually a higher quality and longer-lasting alternative to cheap modern fixes. Yes, they’re bound to be pricier on first blush, but they help deliver a better finished home that feels right. Chances are, if you’re a historic house steward, you’re of the mind that keeping it real is worth the trouble.

Throughout the journey, remember, you’re not alone. Professionals such as those at Mendiola Remodeling have proven to be able to successfully renovate historic homes in Houston’s historic districts. They can work in tandem with architects who appreciate historic styles and be sure all the t’s are crossed with the HAHC. The reward for working through the red tape is a remodeled space that not only looks great, but also honors the history of your home and your community.

Conclusion Welcome That Charm And Comfort Into Your Home

A historic Houston home is a big project, but it’s also a labor of love that’s (usually) very worth it. You have a little charm and a little modern, so you get the soul and story of years past as well as the ease and safety of modern living. Whether you’re refinishing century-old hardwoods and protecting stained glass or tucking in smart tech and beefing up against Houston’s elements, each decision can honor the past while readying your home for the future.

The important thing is that you don’t have to go it alone. It also helps to have partners who are as passionate about preservation as you are. Mendiola Remodeling & Construction has recently become one of those sought-after companies for Houstonians looking to remodel one of these historic homes. Their team knows how to navigate the restrictions of working in protected districts, the art of seamlessly incorporating modern systems and the craft of reviving vintage details. If you’re inspired and ready to breathe new life into your own historic property, here’s what you need to do next: Look around Mendiola’s Historic Remodel Portfolio Get in touch for a consultation. Witness first-hand how other notable Houston homes have been revitalized with skill and love. The home of your dreams, where old-world charm meets modern convenience, is more achievable than you think – and finding the right person to help translate that dream into reality is key. “Enjoy the process of preserving history and savor the outcome of living in a home that’s genuinely one-of-a-kind.

VINTAGE PSYCHE Preserving the Resultant Allowing preserved architectural elements to fade into the background the resultant without causing too much of a commotion.

When you remodel your historic home in Houston, the first step is to protect the architectural integrity that makes these homes look so timeless. This entails, in practice, maintaining historical elements as much as possible. Original materials and construction in older houses — from solid wood floors to stained glass transoms to ornate millwork — are frequently irreplaceable and carry priceless character and value. In general, when it comes to preservation and historic building materials, they should be retained and repaired to the extent possible, and if not, a duplicate should replace any irreparable material unlesstherwise specified by the guidelines. gov By opting to restore instead of replace, you preserve the soul of a historic house.

Resurfacing Old Hardwood Floors

Among the first features to select should be your old hardwood floors. A number of early-20th-century Houston homes (especially in the Heights) were constructed with good hardwood like oak or longleaf pine. These are floors that have proved durable and that, with just a bit of care, can do so for decades. Instead of tearing up old or worn flooring, try refinishing. Refinishing can remove years of wear and uncover the beauty of the grain underneath. Indeed, solid wood floors are one of the most durable when cared for properly, and it’s not uncommon for one to survive for more than 100 yearsKWfloors. com. Many floors in early-1900s houses have a lot more life in them than modernist engineered products — floor refinishing is most often a less expensive and faster proposition than putting in new floors.kwfloors. com. Through sanding and re-staining those roughly milled oak planks or pine floors, you not only rescue a piece of the home’s past, but also enjoy a warmth and patina that new materials simply can’t match.

In a Houston Heights renovation of a 1920s bungalow, for example, the homeowners opted to keep and refinish the longleaf pine flooring that resulted, rather than stretching for new. The effect was remarkable: the restored floors were visually arresting, emphasizing the rich golden color and tight grain that only old pine can have. It not only saved the historic bungalow, but the floors were now ready for decades of more use. This example demonstrates how some TLC for old floors can enable a home's vintage appeal to endure.

Stained Glass and Vintage Windows

Stained-glass windows, leaded glass transoms and original wood-framed windows are gems of a historic home that can add decorative luster. They add a splash of color, evoke the home’s era, and are often impossible to replace with a contemporary alternative. So instead of replacing these, you’re much better off just refacing and protecting them. For example, if you have a fragile stained-glass window (say in a Montrose cottage or on a gable of a Heights bungalow), you might protect it from the scorching sun without making an obvious change to its appearance by attaching a UV-protective clear film or storm panel. Today’s UV window films stop as much as 99% of UV rays that contribute to fading and deterioration while being virtually invisible once installedusfilmcrew. comusfilmcrew. com. In short, you can maintain the color and leaded cames of the original stained glass and shield the windows from sun damage without anyone knowing the shield is there. This type of reversible, non-intrusive protection means your historic windows can continue to look great and be functional for many years to comeusfilmcrew. comusfilmcrew. com.

Original wood windows can usually be weather-stripped and restored, not thrown away. Old-growth lumber found in original windows is dense and resistant to decay, so those sashes may simply require fresh glazing putty, weight adjustments or a coat of paint to perform like new. By keeping historic windows (though perhaps adding a subtle storm window on the interior), you retain the real, historic look of the house. And when it comes to historic districts, consider that replacing windows is considered an external change that may need approval investinhoustontexas. com — another great reason to repair over replace when you can.

Architectural Detail and Built-Ins

Consider your own home’s unique architectural details. Historic Houston homes often have so much charm through features such as beadboard ceilings, shiplap walls, wide baseboards, ornate door casings and built-ins in the way of cabinetry or hutches. These are the things that give historic spaces their character and visual intrigue. If possible, keep this information where it is. Take the bungalow: Many Heights bungalows feature beadboard paneled ceilings and walls. They’re painted over or cut away in remodeling jobs many times, and in many cases they need only to be cleaned and painted or re-stained before fitting in seamlessly with the new work. Preserving those details maintains the authentic 1920s bungalow character. In the example of the In the Heights bungalow mentioned above, not only were the floors saved, the original beadboard on the ceilings was left exposed and spruced up. The homeowners loved that the subtle grooves of the beadboard and the restored wood floors immediately telegraphed the home’s 1920s roots to everyone who entered.

Also take note of antique hardware (glass doorknobs, brass hinges) and fixtures (clawfoot tubs, vintage light fixtures). These are often salvageable and can be reinstalled. Old longleaf pine French doors or a built-in craftsman bookcase can, when stripped of old paint and polished up, make for a stunning focal point in a room renovation. In a way, by retaining these little things, you’re respecting the craftsmanship of the past. And, your future buyers and guests will realize that your home still feels historic and not like a sterilized new build. Even design industry pros allow that the best historic renovations are “a seamless fusion of 1920s architecture and 21st-century luxury.” chron. com, showing that modernization doesn’t mean sacrificing original charm.

Must-Haves for Historic Homes of Today

It’s not just about preserving; renovating a historic home is also about incorporating the modern must-haves you need in your home to make it comfortable and functional. The good news is that contemporary atavism can be applied subtly and tastefully when overpaying for modern tweaks to old houses. It’s completely possible to live life with high-speed internet, smart climate control and a dry, cool home that doesn’t disturb your home’s family sense of place. In this installment, we’ll delve into a few contemporary upgrades that look right at home: concealed smart-home wiring, energy-saving additions and flood-relief work, for instance, in those older homes nestled in low-lying neighborhoods of Houston.

Smart Home Installation (Wiring & Electrical)

Old homes weren’t designed with smart doorbells, CAT-5 wiring or home theaters in mind. It’s also typically necessary from a safety standpoint, to repair or replace outdated knob-and-tube or aluminum wiring, add new circuits for modern-day electronic needs, update fixtures and outlets as well as ensure your electrical and plumbing systems can handle the increased capacity. The trick is to go about it in a way that shows respect for the house’s mien and structure. Hidden smart wiring is one tactic: “We are able to fish wires through walls, crawlspaces and attics with very few drywall cuts, leaving plaster and woodwork as undisturbed as we can,” said jasonhpopeelectric. com. In truth, wireless tech these days can mean that you can have less wires overall. Wi-Fi and mesh networks can blanket the home without having to run cables into every room, and many smart gadgets don’t need hardwired connections or work on battery power.

To the extent that the devices do require wiring or sensors, you can conceal them in plain sight. (Instead of acquiring a noisy, in-your-face alarm panel that you’ll actually have to mount to that nice new shiplap wall, let’s say, you can just stuff a gray box into the closet, she said.) Add motion sensors, smart thermostats or other devices discreetly — some sensors are so small they can be concealed in trim or perched on a bookshelf. One homeowner, who retrofitted a historic condo, said that even in houses with walls so thick that they are made of plaster, you “do not have to destroy old paneling and wainscot to make way for new wiring”boston. com. He installed sensors beneath counters and smart switches made to fit the old electrical boxesboston. com. This is how smart home technology can coexist peaceably with historic fabric: You have the benefits of a modern security system, or a job of audio, or smart lighting, while your visitors see the home’s original crown moldings and do not notice the wires behind it.

When upgrading electrical service, also installing GFCIs in wet areas, to bring the home up to code, and maybe adding extra outlets in an understanding way (such as outlets with push-button covers, if antique-style is what was taken out)). A contemporary historic update should mean you have a home that is as safe and easy to use as a new one, minus any visible wires or tech cluttering up the vintage charm.

Improvements for Energy Conservation and Insulation

Houston’s historic homes were constructed for a prior era of climate control — high ceilings, big windows and breezeways to keep cool in the Gulf Coast heat. Today’s homeowners, however, tend to prefer better insulation and cooling and heating for year-round comfort. The switch to energy efficiency can be carried out sensitively. Begin with the least invasive: upgrade attic insulation and ventilation. Two: A layer of blown-in cellulose or batt insulation in an attic floor makes a historic house far more comfortable, but doesn’t disrupt any historic features (because it’s hidden above the ceiling). You may also insulate crawlspaces beneath pier-and-beam houses to prevent drafts.

If walls are opened up during the renovation (for example, during a kitchen redo), it’s a wonderful time to add insulation there as well. Just be mindful of old walls with original shiplap or plaster (the Houston Archaeological & Historical Commission doesn’t typically regulate the insides, though you’d like to maintain some interior character if all possible). One piece of advice Second, weatherize the original windows and doors. By re-attaching weatherstripping and sealing air gaps with a product such as that UV film, or sealing glass with low-profile storm windows as we mentioned above, you can make significant strides in efficiency without replacing those historic wood windows. This helps the look to seem authentic while reducing draftiness.

A modern HVAC is another requisite. If your historic home doesn’t already have a central air-conditioning system (many homes built before the 1950s did not, using natural ventilation or, later, window units instead), you can consider installing a central HVAC or mini-split system (mini-splits are more expensive, but they provide a quiet, more flexible alternative to window units). For historical character, opt for less invasive approaches: high-velocity mini-duct systems, for example, employ small, 2-inch ducts that can snake through walls and crawl spaces with few cuts. Ductless mini-split AC systems, which have wall-mounted air handlers you can station in out-of-the-way locations (and even conceal with inventive cabinetry), are another possibility. The aim is a comfortable, climate-controlled home that still reveals some of its original architecture. With well-placed vents and thermostats, you’ll feel the updated climate control but won’t be able to see its ugly ass all over the place.

Finally, think about energy-efficient lighting that isn’t out of place in a historic setting. There are LED bulbs in, say, teeth an warming Edison styles — that is, those that replicate those old filament bulbs — which will be just right for a 1920s light fixture you’re repurposing. You have the efficiency and lifespan of LED but the period-appropriate appearance of a warm glow. As for appliances and a modern kitchen, well, OK, things can be paneled or styled to blend in (dream on, right, but imagine that refrigerator that looks retro on the outside but modern on the inside).

Older Homes and Flood-Resiliency

Houston’s climate poses a challenge to the original builders of the structure, in a way they couldn’t have fully anticipated a century ago: the severe floods that accompany both hurricanes and heavy rain events. If your historic home is located in a flood-prone area (in a bayou or the Old Sixth Ward or some parts of low-lying Montrose), you’ll want to make a few flood-resilient upgrades when you remodel. Preserving your investment and the historic building from water damage is a smart renovation in the contemporary age.

One wise step is to raise vital systems. HVAC equipment, water heaters, electrical panels and other equipment should be installed as high as possible — preferably above any known flood levels. For example, you can raise an outdoor AC unit off the ground, on a platform or the roof (with HAHC approval, if visible). Interior appliances such as clothes washers, dryers, or furnaces could be eliminated from a low hanging first-floor utility closet and be moved upstairs or in the attic. Indeed, many building codes require flood-zone mechanical equipment to be one a foot above base flood elavationsnohomish. county. codes. Being obedient to that advice can spare you from catastrophic damage; houses that had elevated their systems in Houston’s floods often did significantly better, with the water soaking floors rather than wrecking electrical and HVAC systems.

If you have a historic (read: see-soon-to-be-flooded) pier-and-beam home, congratulations: You’ve already got a bit of an elevated leg up (your house is elevated a couple of feet off the ground). But make sure the crawlspace has flood vents or openings, so water can move through rather than pressurize and collapse walls. Evaluate flood-resistant materials for renovation of the lower half of the house: treat wood to be rot-resistant; choose tile or waterproof flooring in ground-level rooms that have flooded before; elevate outlets slightly on the wall. It’s a subtle change that would be almost imperceptible to the outer façade of the home — yet could provide meaningful protection in a flood.

And by tucking these modern must-haves in with the proper care, you prove that those old houses can handle 21st-century living. Your vintage Houston Heights bungalow or Montrose cottage can be as wired, cozy and weather-resistant as a new-build, and still retain its soul.

Getting to know Houston's Historic Places

One special consideration in remodeling a historic home in Houston has to do with the rules and guidelines set up by the city’s historic preservation system. Houston may not be notorious for zoning laws, but rules do exist in the designated Historic Districts that make up the Heights, Norhill, Old Sixth Ward, and portions of Montrose. Knowing these requirements in advance will prevent you from wasting your time and will make sure your remodeling plans are truly approved.

Collaborating with HAHC (Approvals & Guidelines)

Houston’s Old neighborhoods are preserved by the Houston Archaeological and Historical Commission (HAHC). If your property is located in one of the city’s 19 historic districts or is itself a designated landmark, chances are any exterior alterations will need a Certificate of Appropriateness (COA) from the HAHCinvestinhoustontexas. com. In practice, it means you are required to submit your remodel plans for review and receive the go-ahead before, say, making changes to your front façade, changing windows, moving doors or building an addition. Even those daily tasks that seem like menial changes such as a new front fence or replacing the siding may be subject to review if they impact the building’s historic integrity.

Each district may have their own set of design guidelines (e.g., Houston Heights East, West and South districts have specifics rules dms.dormitory.com/ investinhoustontexas. com). But the underlying principle is uniform: That the changes “shall perpetuate and be in keeping with the historic character of the property and the neighborhood.” If you’re in Montrose’s historic Westmoreland or Avondale districts, or in the a protected part of the Heights, you may be required to select materials and designs that could have existed when the home was first constructed. The HAHC isn’t out to squelch your creativity, it’s there to keep inappropriate changes — such as an ultra-modern metal front or vinyl windows on a 1910 Queen Anne cottage — from diminishing the character of the area.

The idea of satisfying the HAHC may seem daunting, but plenty of homeowners do it every year. It often boils down to being involved with people who have a feel for how the process works. A designer or contractor who is well-versed in historic renovations (and that knows Houston’s historic ordinances) is worth their weight in gold. They can even help make plans that fit the guidelines and pitch them to the commission. Mendiola Remodeling & Construction, for example, is familiar with such historic district needs and can help you through HAHC approval. “The homeowner, the contractor, and the commission, we’re all fighting for the same thing: to make sure your remodel adds to the house but doesn’t ruin the character of the neighborhood.

One important tip: Try to keep and use historically authentic materials when you can. This is what HAHC and most preservation guidelines want very, very much. If your project calls for deteriorated or missing exterior components to either be repaired or replaced, make the effort to “replace in kind”. That is, using the material in the same style as the original. If, for example, your 1925 bungalow has rotted wood lap siding, the commission will expect you to replace it with new wood siding in the same profile, not with hardy plank that looks obviously different. As the Houston Heights design guide has it: "No original material in good condition should be removed No original material in good condition should be removed,” and anything that gets put back should be a match, in design and material to the original. houstontx gov. And if you’re thinking about preserving original siding, windows, porch columns, etc., or using custom replicas, then you’re on the right path. It keeps our inspectors happy and ensures your home continues to look “right” so it doesn’t feel out of place to put floors in when something “other” doesn’t go back or some other, odd look you sometimes see in remodels when new doesn’t match old.

Museum Collection Reproduction With decades of experience, we source historically accurate detailing and craftsmanship.

When renovating in a historic district, make sure to mind the details. The commission will scrutinize things like window style, trim width, railing designs and even paint color (although in Houston, paint color generally isn’t prescribed by the ordinance, it’s a good idea to select a historically accurate palette). It’s not just about escaping a fine, either; many take the challenge as a way of striving to maintain authenticity in their spiritual and material lives. For example, if your Montrose Victorian once sported wood wooden-framed screens on the porch, perhaps it would be better to recreate that rather than go for a more contemporary-looking aluminum knockoff. If a Heights craftsman home had decorative rafter tails or dormer details that don’t easily exist in stock materials, Tasker would have a woodworker replicate any missing pieces so that, in the end, the finished product would look authentic and true to its architecture.

Preservation Houston and other local organizations can be excellent resources, with historic preservation briefs and advice on what materials are appropriate. They often emphasize that speculative ornamentation outright isn’t recommended (don’t add a gingerbread trim that wasn’t there in the past, for instance), and that any new addition (say, a room extension or garage) should be designed to be distinguishable yet harmonious in scale and style from the old.

When you ensure that historically correct techniques are used, you add value to your remodel, as well. True divided-light wood windows, hand-finished woodwork, reclaimed hardwood floors—among other features that please HAHC, but are also generally of a higher quality and safer than their modern cut-rate analogues. Yes, they may be a little pricier up front, but you end up with a way better-designed home that just works. As a preservation-ism homeowner, you probably agree that authenticity is worth it.

34 Over this journey, don’t forget you’re not alone. Pros such as the crew at Mendiola Remodeling have experience in remodeling historical homes in the restricted areas of Houston. They can work with architects who specialize in historical styles and with whom all is as the t’s crossed with the HAHC. The reward for pushing through the red tape is a remodel that not only looks great but also honors your home and community’s history.

Conclusion: Accept the charm but with all modern facilities

It’s certainly a daunting task to remodel a historical Houston home, but it’s that much more of a love labor. By combining charm and modernity, you have the soul and story of yesteryear and the conveniences and safety of today. From preserving hundred-year-old hardwoods and protecting stained glass to tucking away smart technology and weather proofing against Houston’s elements, every decision you make can celebrate the past and prepare your home for the future.

Even more crucial, this isn’t a journey that you have to go through on your own. It also helps to have partners as preservation-obsessed as you are. Mendiola Remodeling & Construction is increasingly providing that peace of mind to Houston homeowners undertaking these generational renovations. Their firm is tuned to the particularities of working in landmarked districts, the craft of doing new systems seamlessly, and the care needed to match hand-penned vintage details. If you’re ready to restore your own historic property, visit Mendiola’s Historic Remodel Portfolio and schedule a consultation today. Witness how other historic Houston homes have been carefully and expertly transformed. The home of your dreams, an old-world charmed dwelling that’s also equipped for the modern needs of today is at hand – and with a little guidance, you can make that dream come true. Love the process of saving history, and enjoy the result of living in a home that’s completely unique.