Renovating a historic building presents unique challenges and opportunities, particularly when maintaining character while incorporating present-day updates.

Massachusetts is renowned for its historical heritage, reflected in the notable homes and structures that offer glimpses into the past. Below, MGD+ explores the key considerations for historic home renovations and additions.

Merging Contemporary Needs and Historical Character

One of the primary challenges in renovating historic homes is balancing modern functionality and preserving historical features. Each project must carefully evaluate whether a renovation can achieve its goals or if new construction is necessary.

According to Leo Coelho, Senior Architectural Designer at MGD+, "The first step is to evaluate the condition of the existing house. We need to understand if we can work with the existing structure and foundation or if new construction is the optimal path.” Site evaluations are critical since unexpected issues, such as hidden structural weaknesses, often arise during demolition. “Our initial site visits are crucial. Once demolition begins, the exposed construction often reveals nuances that can alter structural solutions. Unexpected details, like a drop in the ceiling that might hide a steel beam or deteriorating foundations, can impact the entire project, especially when connecting new additions to historic homes.”

New Construction vs. Renovation

After the existing conditions have been evaluated, a decision has to be made between renovating the existing structure or opting for new construction. Historic renovations often require careful attention to preserving or matching original materials and features, thus ensuring historical integrity. New construction offers design flexibility by starting fresh but has to adhere to present-day codes and energy efficiency standards, which are more restrictive.

While new construction offers the appeal of a clean slate, renovation projects present unique opportunities for sustainability and efficiency. Reusing materials and incorporating modern methods may reduce waste and environmental impact. Structurally speaking, depending on the condition of an older home, the wood framing structure is often stronger than present-day framing. Older homes were usually built with lumber from old-growth forests—denser, stronger, and more rot-resistant than the new-growth lumber used today.

However, Coelho notes, "In some cases, it makes more sense to demolish and rebuild, especially if the foundation requires extensive repairs. New construction can be cleaner, more cost-effective, and still adhere to the original footprint of the home."

*Preserving historic elements like window treatments and hand-crafted stair railings in the updated design blends modern residential standards with the home's original character.*

Architectural Character and Preservation

Preserving a historic home’s architectural character while meeting current design standards requires a thoughtful approach to the design while respecting the details, materials, and craftsmanship that define the period in which the house was originally built. Developers must thoroughly assess the structural integrity of the existing building, the historical significance of the property, and the potential impact of any proposed changes on its overall character. Engaging with historical commissions and preservation organizations is essential to ensure compliance with guidelines and regulations.

"One of our current projects in the historic district of Newton's Upper Falls is converting a historic commercial building into a multifamily residence. We are approaching it as a renovation and planning to keep and reclaim many existing materials from the former silk mill," says Coelho. "One of the challenges has been getting approval to make updates to the front of the building. It's usually more difficult to get a special permit for work on a public-facing elevation of a historic building, even if the proposed design would preserve the character. At the same time, we need to incorporate the client's requested alterations to ensure the development is financially viable."

An initial design concept included roof alterations, which required a compelling argument to obtain historical commission approval. The MGD+ team did extensive research on the building to form a strategic approach before presenting it to the commission and found in this specific case that the roof was no longer original due to past repairs. Although equipped with a strong argument, it was ultimately decided in coordination with the client to shift away from this concept. "Another big focus was on preserving the stone and original openings, which really showcase the building's roots as a silk mill," says Coelho.

On the flip side, while many historic districts put more preservation emphasis on the front facade, the rear is often an opportunity to work with more modern updates and methods. “We can often get approval to work with modern styles towards the rear of the property since it’s only visible to the homeowners,” explains Coelho.

Existing versus New Materials

MGD+ often approaches historic additions or renovations by preserving the home's exterior shell to maintain its unique character. This may involve strategic structural modifications to ensure that new elements seamlessly blend with the existing architecture, and careful material matching is required to ensure visual harmony and compliance with preservation regulations.

One significant advantage of renovating existing buildings is the potential for sustainable design practices. Reusing materials and incorporating modern construction methods can reduce waste and environmental impact. By leveraging these advantages, homeowners can reduce carbon emissions from building new homes.

*Renovating this single-family historic home in Newton, MA modernized the living experience while keeping the original envelope design. Final photography by Ben Gebo.*

Sustainability and Energy Efficiency

Developers and design professionals in Massachusetts face numerous regulations that influence decisions on historic home renovations and additions. While energy standards vary by municipality, new construction in Massachusetts has approached a point where it must adhere to more rigorous energy standards, which can pose more significant challenges for older buildings.

Jurisdictions can select from three options for enacting energy codes: Base, Stretch, and Specialized. The Base level represents the minimum standard and is on par with the latest national model code. The Stretch Code is the next level. The 2023 Stretch Code update has resulted in a more energy-efficient alternative to the base code.

The most stringent level, the Specialized Stretch Energy Code, also known as the 'Specialized Code,' was introduced in 2023. Building on the current Stretch Code, the Specialized Code adds provisions for new construction that align with the state's greenhouse gas reduction goals. One significant impact of this code on the multifamily housing market is requiring new buildings over 12,000 SF to meet Passive House certification standards.

While the Specialized Code may present challenges for older buildings, it also underscores the need for innovative solutions. We have learned through experience that some older homes can meet energy requirements without compromising the building's interior spaces or aesthetics. For instance, rigid exterior insulation can fluidly integrate with siding and other exterior finishes, enhancing insulation value without necessitating extensive interior alterations or reducing the allowable square footage.

At MGD+, our designs are informed by the valuable insights our building code consultants provide. These consultants help us identify energy-efficient solutions tailored to our clients' objectives. Together, we conduct a thorough analysis of each project and receive expert guidance on meeting building codes, regulations, and compliance requirements.

Built in 1900, this historic home’s character was preserved through thoughtful design choices, including retaining its iconic gambrel roof and stone foundation during renovation. Final photography by Ben Gebo.

Opportunities from the Affordable Homes Act

Residential developers in Massachusetts can anticipate substantial opportunities and resources stemming from the recently enacted $5.16 billion housing bond bill, also known as the Affordable Homes Act. This legislation aims to support the production, preservation, and rehabilitation of homes across Massachusetts over the next five years, accompanied by policy changes geared toward lowering barriers to housing production. These policy changes include easing regulations related to accessory dwelling units and repurposing vacant commercial spaces for housing.

*This single-family home renovation in Newton, MA, expanded the historic home and pushed out its underground garage, creating a walkout patio above.*

When deciding between renovation and new construction, historic homes present distinct challenges and opportunities. The balance between preserving historic character and incorporating modern updates is crucial. By leveraging a thoughtful design approach, reusing materials, and respecting traditional styles, developers and homeowners can maintain the charm of these historic properties while meeting modern standards. Whether renovating or building anew, successful projects require careful planning, adherence to regulations, and collaboration with experienced professionals to honor the past while embracing the future.

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