Renovating historic buildings is a delicate balance of preserving the past while making spaces functional for modern use. These architectural treasures carry the stories of our heritage, but their upkeep can come with many challenges. Choosing a knowledgeable contractor who is well-versed in these challenges is essential when tackling these projects.
From structural issues to regulatory hurdles, let’s dive into the complexities that make historical building renovations a unique and demanding undertaking.
Structural Integrity and Safety Concerns
One of the primary challenges in renovating historical buildings is addressing their structural integrity. These buildings may have been constructed with materials and techniques that are no longer in use or are now considered unsafe. Wood framing might be weakened by rot or termite damage. Masonry can suffer from settling and weathering over the centuries.
Modern safety standards often require significant updates to bring these buildings up to code: installing contemporary electrical, plumbing, and HVAC (heating, ventilation, and air conditioning) systems without damaging the building’s historic fabric. A major technical challenge is ensuring the structure can support these new systems without altering its historical appearance.
Another common problem is the degradation of foundational materials. Stone and brick, commonly used in historical buildings, may have cracked or shifted. Correcting these issues without compromising the building’s integrity demands careful planning and expert execution. Sometimes, entire sections of a building might need to be rebuilt using original construction techniques to maintain historical accuracy.
Regulatory and Historic Compliance Issues
Renovating a historic building, especially for commercial use, involves navigating a maze of regulations designed to protect the building’s historical and architectural significance. In many regions, historical buildings are protected by heritage laws that restrict what can be done to them. These regulations are intended to preserve the cultural value of the structures but can also significantly limit the scope of renovations.
Compliance with these regulations often requires extensive documentation and approvals from heritage bodies. Renovators must provide detailed plans and sometimes even justify every alteration. It can be time-consuming and expensive, requiring specialized construction and historical preservation knowledge.
WHEN TO IMPROVE AND WHEN TO MAINTAIN
Another significant challenge is balancing the authenticity of a historical building with incorporating modern conveniences. Owners and renovators must decide how much of the original materials and designs should be maintained rather than replaced. Owners must make complex decisions about authenticity, aesthetics, and functionality.
For instance, a building’s original windows might be beautiful but could be more energy efficient. Replacing them with replicas that look the same but provide better insulation can be controversial. Similarly, installing modern amenities like elevators, bathrooms, or kitchens must be consistent with the building’s historic character.
Introducing modern conveniences like Wi-Fi, security systems, and climate control can pose challenges. These systems must be integrated discreetly to maintain the building’s historical appearance. Solutions might include hidden wiring for historic building electrical renovations, compact and efficient HVAC systems, or using advanced materials replicating historical ones but offering better performance.
ENVIRONMENTAL AND SUSTAINABILITY CONSIDERATIONS
Renovating historical buildings also involves navigating environmental concerns. Many older buildings were constructed before modern environmental standards and might contain hazardous materials like asbestos or lead paint. Properly removing these materials requires specialized procedures to ensure the safety of both workers and future occupants.
Additionally, there is a growing emphasis on making renovations of old buildings more environmentally sustainable, including finding ways to improve energy efficiency without compromising the building’s historical integrity. Solutions might include:
- Installing insulation in unobtrusive places.
- Using energy-efficient lighting that mimics historical fixtures.
- Discreetly incorporating renewable energy sources.
Historical buildings were often designed with passive climate control features, such as thick walls, high ceilings, and large windows for natural ventilation and light. Renovators must enhance these features while integrating modern systems that reduce the building’s environmental footprint. This can involve innovative approaches such as geothermal heating, solar panels that blend with the roofline, or green roofs that provide insulation and reduce stormwater runoff.
SOURCING SKILLED AND EXPERIENCED LABOR
The craftsmanship required to renovate historic buildings for commercial use is a rare art. Many techniques and materials used in the original construction are no longer common knowledge. Finding skilled artisans who repair plaster moldings, restore stained glass, or match centuries-old masonry can be difficult and expensive.
Furthermore, these projects often require a multidisciplinary team to address the various challenges, including historians, architects, engineers, and conservators. Coordinating such a team and ensuring everyone is aligned with the preservation goals adds another layer of complexity to the renovation process. Hiring a knowledgeable general contractor with connections to these skilled professionals can save countless hours and project dollars.
CASE STUDIES IN HISTORICAL RENOVATION
Historic Coy-Hoffman Barn Preservation
This barn was built around 1866, making it the oldest agricultural structure in Northern Colorado. It is a combination of Western Prairie and New York Dutch Barn Styles, with a solid stone foundation and a heavy timber support system.
Bryan Construction was hired to complete preservation upgrades, allowing the barn to be used as a conference center and the adjacent milk house to be used as a bicycle loan and repair shop. This project included structural repairs and upgrades, new restrooms, historic building electrical renovations, insulation systems, extensive woodwork, and more.
Lyons Railroad Depot Restoration
The Lyons Railroad Depot was built in 1885. It served first as transportation to and from a sandstone quarry and later as a provider of weekend trips to the mountains for tourists. In 1973, the depot was converted to the town’s community library until extreme flooding in 2013 rendered it unusable.
Initially, an insurance-provided remediation company was brought in to remove mold, but in the process, it removed historic wood flooring, plaster, and other historic finishes. After concerned locals procured a grant for repairs, Bryan Construction assisted in restoring the beaded ceiling, wood floors, freight door with original hardware, ticket window, and more. The restored depot won Downtown Colorado, Inc.’s 2016 Governor’s Award for Downtown Excellence for Best Adaptive Reuse or Rehabilitation in a Small Community.
CHOOSING THE RIGHT CONTRACTOR FOR A HISTORIC BUILDING RENOVATION
Renovating historic buildings is a complex task that requires a deep appreciation for the past and a commitment to preserving it for the future. The challenges are numerous, from structural and safety issues to regulatory hurdles, financial constraints, and environmental concerns. Yet, despite these difficulties, the rewards of preserving our architectural heritage are well worth the effort. Successfully renovated historic buildings provide a tangible connection to our history and enrich our cultural landscape, offering unique and inspiring spaces for future generations.
Bryan Construction’s historic renovation, preservation, and restoration experience:
- Vanderberg Hall at the Air Force Academy in Colorado Springs
- Heritage at Church Ranch (165-year-old barn) in Westminster, CO
- J. Pitner Clothing Company in Fort Collins, CO
- Stryker Corporate Offices in Fort Collins, CO
- Bellvue General Store in Bellvue, CO
- Lyons Train Depot in Lyons, CO
- Colorado College’s Arthur House and Van Briggle Transportation in Colorado Springs, CO
- F.E. Warren Air Force Base’s Historic Building 248 in Cheyenne, WY
- The First Congregational Church in Colorado Springs, CO
- El Paso Club in Downtown Colorado Springs
