Condo Media - February 2020 - 42

GOOD

BONES

4

FOCUS ON WHAT MATTERS.
You may need to perform a
restoration triage, focusing on what
most needs to be addressed. As a
first step, identify the historic character
of the building-that is, determine what
makes the building special. It may be
the architectural style, materials that
were used or its place in history. These
character-defining features must be
maintained to prevent the integrity of
the building from being compromised.
A site assessment will help you
identify what's important, while also
helping to determine what areas
of the building are most in need of
maintenance or restoration.

5

DEFINE YOUR PROJECT.
Next, determine the appropriate
scope of your project. The least
amount of change possible to the
building's historic design is typically the
preferable approach, but also consider
what needs to be updated.
There is typically a desire to respect
the original design and materials,
while meeting applicable codes and
tenant needs. Brick veneer is typically
used today, for example, but a historic
building constructed of brick should be
restored with brick.
Over time, minor changes that seem
inconsequential can add up and diminish
the integrity of a historic building. A
balance must be struck so that original
features of the building are retained,
while accommodating new technologies
that can enhance building systems.
In addition, safety and security needs
should be considered. Tenants and
visitors must be protected from harm.
Today's buildings are designed to stand
up to earthquakes, hurricanes and other
acts of nature.
Accessibility is also an issue. Access
must be provided for persons with
disabilities, while meeting preservation
goals. Wheelchair ramps may not be part
of the original design, but they need to be
added to today's public buildings.
Make logical decisions for the good of
the building above all else. The building
is why every employee, every member

42

CONDOMEDIA February 2020

Ideally the roof and façade of a building should be
inspected annually. In Massachusetts, buildings that
are more than 75 feet high are required to be inspected
and certified every five years by a structural engineer.
of your board and everyone involved
with your project needs to know what
aspects of the building need to be
preserved as meticulously as possible,
and where something minor can be
sacrificed to stay within your budget.
Prepare a concise but complete
summary of the entire scope of work
being planned. Include existing
conditions, historic conditions if known
and the proposed scope of work. An
example from Boston's Landmarks
Commission: "Remove all of the nonhistoric aluminum windows on the
front façade and install two-over-two,
double-hung wood window sashes
with true divided lights and wood brick
molds all with a black painted finish to
match the historic."
The commission recommends
preparing an itemized list of work
items, adding, "This description is
used to create the official notice and
subsequent decision, and it must clearly
represent the entire project."
Supporting documentation should be
prepared that clearly illustrates existing
conditions, the scope of proposed
work and its impact on the building.
Documentation should include color
photographs, fully dimensioned existing
and proposed drawings, as well as
written specifications.
Documentation should define what
is being proposed in detail, how the

work will be performed and how the
work will affect the appearance of the
building. Depending on the scope of
the project, it may be beneficial to
hire an architect.

6

RETAIN AN EXPERIENCED
PROJECT MANAGER.
Historic buildings are too important
for anyone to be learning on the
job. While you'll want the work to be
done for a reasonable price, you don't
want anyone doing the work who might
possibly compromise the integrity of
your historic building.
Bring in someone who has expertise
and experience with historic restoration,
and who knows the approval process
and regulatory requirements. If you're
uncertain how to identify the restoration
professionals you need, seek guidance
from your management company or local
building department, or retain a building
envelope consultant.
If all goes well, your building will look
brand new when work is completed,
while also looking like it did hundreds
of years ago. The building will be
strengthened, and so will its history.
n KIERAN FITZGIBBON IS
CO-OWNER OF STATEWIDE RM
OF BRIGHTON, MASS.
Condo Media - February 2020

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