BY CAROLYN CAMILLERI
Renovating a designated heritage home involves some steps that have led some people to believe it is especially challenging. That thinking is completely unjustified in the vast majority of cases, says Realtor Andrew Hobbs of Victoria Character Homes.
Broadly speaking, people who enjoy older and heritage homes tend to be prepared with knowledge about heritage designation and an understanding that a renovation process exists.
On the other end of the spectrum, some people are just looking for a home.
“If they stumble upon a home that’s a character or heritage home, a lot of them have a negative idea of what it means, and they think they can’t do anything to upgrade it, including on the interior, which is completely incorrect,” says Hobbs.
It’s important to consider what you want to change.
“What is it that you would consider doing to it that you think the city might have a problem with? Are you going paint it pink with yellow stripes and knock down the chimney and change the windows to vinyl? Because then you do have a problem,” says Hobbs.
Clearing up misunderstandings starts with clarifying what is meant by renovations. Functional renovations — heating/cooling, electrics, plumbing, insulation — are generally unaffected by designation.
“Windows and roofing materials might be an exception if they are substantially different than what was there before or if they are considered significant heritage elements of the building when applying for designation,” says Ben Schweitzer, owner of EPIC Project Management and inspector and board member at Victoria Heritage Foundation.
Interior renovations are also unaffected by designation unless an interior feature is designated.
“This is very rare,” says Schweitzer. “An example would be the staircase in the Wentworth Villa [1156 Fort Street], which is designated as a significant interior feature and included on the heritage designation for the building.”
However, exterior changes can be affected by designation. For example: adding to the structure, enclosing a porch, raising the structure, altering the original façade or cladding, changing door or window dimensions, placement or materials, and removing or altering woodwork, siding and brickwork.
“Generally speaking, maintenance can be done without permit but changes must be applied for,” says Schweitzer.
Older homes not yet designated
Renovations to older homes that are undesignated and unregistered are a completely different matter. You can do what you want as long as it meets building codes and zoning regulations.
In Hobbs’ experience, most people don’t buy a home with the intention to designate — but they might see potential for having features restored to their original appearance. The decision to apply for designation tends to come later once a certain amount work has been done. For example, if a 1913 house has additions and a porch enclosed in vinyl windows, all that needs to be undone before designation can even be considered.
“The most important thing is really that those features haven’t been unalterably changed already,” says Hobbs.
Here Hobbs provides perspective: “As time moves on, a ’70s split-level house that right now we’re not too excited about could be like, ‘Wow, that’s a part of our heritage’ — maybe not tomorrow, but at some point.”
Hobbs notes, too, that most people are thrilled if the electrics, plumbing and insulation in older homes have been updated. Beyond that, people look for “degrees of heritage” — from windows, doors, trim and floors, which are fairly common, all the way to looking for original kitchens and bathrooms.
“The average person will walk through a house and see that it has an old-style feel to it, but the real enthusiast, they want the hinges and hardware to be period specific and will do phenomenal research,” says Hobbs.
While it is all personal preference, recognizing the value of heritage preservation is worthwhile. For example, imagine a brand-new, nicely built 2022 home in (say) Fairfield and a heritage home a few doors down. Based on today’s values, the 2022 home will probably sell for more.
“Some of that value — or a lot of it — comes from the fact that it’s brand new,” says Hobbs. “But 10 to 15 years from now, a well-maintained character home retains value, and the reason it has value is that it’s exactly the same.”
For any older-home renovation, Hobbs advises working with existing character features: leaded windows, stained glass, exposed brick or wood, even a quirky floor plan.
“To me, it’s just a shame not to make your plans around character features,” says Hobbs. “It doesn’t make sense to buy a really nice old character home then get rid of the wainscotting and put in Home Depot white baseboards. You might as well buy the 2022 home down the road.”
Start by calling in a home inspector with experience, then put together a detailed plan of everything you want done — not bit by bit over the years.
“Then it 100 per cent has to be working with professionals with experience in heritage,”
says Hobbs.
Calling in the experts
Donald Luxton, senior cultural heritage advisor at Donald Luxton and Associates, has
been involved with heritage consulting for almost 40 years.
“All homeowners have different needs and desires, so the extent of work is often a very personal effort,” says Luxton. “There is usually ongoing maintenance and repair, and you always have to paint and keep the roof in good condition.
From the outside, we sometimes see exterior restoration work funded by one of the local heritage foundations, evident in the spectacular protected heritage buildings we see around the region. What we don’t see is the internal work — the wiring, plumbing, new kitchens and bathrooms, which homeowners have to attend to.”
The first step is understanding the house.
“Too many people start making decisions before they have explored their house thoroughly,” says Luxton. “You need to look for physical and documentary evidence. Is anything covered over that will reveal some original features? Are there archival images of the house that will assist in restoring its authentic character?”
Older buildings have hidden surprises, some good, some not so good.
“Sometimes we find that older buildings have excellent structures and are built with old-growth lumber that has hardened over time as it dries out,” says Luxton.
On the other hand, foundations can sometimes be a challenge if built of rubble stone or concrete that hasn’t aged well.
“One of the worst problems is later ‘improvements,’ where an owner has insensitively cut out structural elements to open up rooms or doorways,” says Luxton.
He advises not “fighting with your house” by trying to turn it into something it never was: “Learn to love your house and the history it represents.”
And take your time.
“Do your house a favour and go slow on tearing out original features that can be maintained,” says Luxton. “The CRD is so lucky to have robust heritage programs that help maintain and protect heritage buildings of all types. Also, the area is rich with superb craftspeople who can repair and restore heritage homes.”
Finding the right craftspeople
Gavin Chamberlain is an inspector with Victoria Heritage Foundation and founder of Heritage Masonry, which specializes in historic masonry conservation, restoration and rehabilitation.
“B.C. is still relatively young in what constitutes buildings of heritage, but we are fascinated by the stories and history we can learn from these places,” he says.
Chamberlain says owning a heritage home can often be a labour of love.
“There are so many benefits to being surrounded by and looking after things made with materials and design that have stood the test of time,” he says. “The architects, craftspeople and materials of a home created in a style now viewed as uniquely Victorian — we have a responsibility to maintain and preserve this history.”
It’s also practical.
“In times of soaring costs and compromised supply lines, upkeeping what we already have makes more sense than ever,” says Chamberlain. “Finding materials to match the existing can, at times, be tricky, and there are fewer tradespeople interested in or capable of such work. But those of us who are, are very enthusiastic about it.”
He offers a tip: “Don’t be daunted. Take the time to do your research and plan it out carefully with the right people involved. A job done well lasts for generations and is always worthwhile.”
A home that’s lasted a century or more is proof of this.
Benefits of heritage designation
Heritage designation opens up resource and expertise possibilities.
“The grant process is a huge incentive not only because of the financial incentive but also for the resource of knowledge that the Victoria Heritage Foundation volunteers can offer a homeowner,” says Schweitzer. “The community of heritage enthusiasts in Victoria is phenomenal and each home is treasured by the whole community.”
In Victoria, the permit process is separate from the application for grants, which is administered by the Victoria Heritage Foundation.
“The process would be to apply to the City Heritage Department for a Delegated Heritage Alteration permit,” says Schweitzer. “This would need to be done regardless of seeking a grant from the Victoria Heritage Foundation.”
Schweitzer adds that each Greater Victoria municipality has very different processes and the details vary, including whether grants are available.
Does your home have heritage potential?
Requirements vary, but factors may include:
• Age of property or structure
• Architectural style
• Designer and/or builder
• Historic significance in association with a person, time period or event
In Victoria, factors may also include location within one of 30 development permit or heritage conservation areas.
For any older-home renovation, Hobbs advises working with existing character features: leaded windows, stained glass, exposed brick or wood, even a quirky floor plan.
Windows: repairs VS replacements
Before you replace wooden windows, talk to an experienced professional. “Far too often, wooden windows that are repairable are taken out and replaced with some cheaper and less durable material,” says Luxton, noting that vinyl windows have a shorter life span. “Wooden windows are generally fixable and will last for another 100 years if repaired. They can also be upgraded to be more energy efficient in many simple ways.”
Heritage Resources
Loads of resources are available for homeowners who have — or believe they may have — a heritage home. Some municipalities and districts have registers and designation programs. Grants may be available in some areas. Detailed information is available on municipality websites.
One source you may see referenced is The Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition, 2010). It’s considered the Canadian benchmark for heritage conservation practice and is used by planning departments across the country to set guidelines. Visit historicplaces.ca for more info.
