Houston’s Historic Preservation Ordinance, adopted by City Council in 1995, recognizes and protects the city’s historic sites, many of which are in a five-mile radius of downtown.
By preserving the city’s valuable historic resources, residents and visitors are visibly reminded of our culture and heritage, boosting civic pride and economic prosperity.
The ordinance allows City Council to designate buildings, structures, objects or sites that have historical, cultural, architectural or archaeological significance.
The ordinance regulates:
Exterior alteration, new construction, relocation or demolition of any historic structure, object or site designated by City Council
Excavation of any archaeological site
It does not regulate:
Land use
Interior alterations or remodeling; and does not override deed restrictions.
The ordinance authorizes the Houston Archaeological and Historical Commission (HAHC) to review and vote on applications for Certificates of Appropriateness that are required for work affecting the exterior of a historic structure or site.
It must be identified with a person or group that contributed significantly to the city’s cultural or historical development, such as Bayou Bend
It must possess distinctive characteristics of architecture, building type, construction period or method that is representative of an area, such as the Market Square Historic District
The site or structure must be at least 50 years old. If it is not, it must be of extraordinary importance to the city, such as the Johnson Space Center
What is a historic district designation? Who can request one?
A historic district is a geographic area of historical, cultural or aesthetic importance to the community. The tract owners of at least 51% of the properties that equate to 51% of the land area in the proposed district or the HAHC may request a designation.
Only City Council can designate historic properties and sites on the recommendation of the Planning Commission and the Houston Archaeological and Historical Commission (HAHC).
The HAHC must approve a Certificate of Appropriateness for any work on the exterior of a historic site or structure.
Copy of plans and specifications required to get a building permit
A drawing of the exterior of the structure showing proposed changes
A description of the proposed alterations and a list of materials that will be used
Disapproval of a Certificate of Appropriateness may be appealed. Within 10 days of the written notice of the disapproval, an applicant may file a written appeal to the Planning Commission.
If a Certificate of Appropriateness is not issued within 90 days after an application is filed, the Planning Department will issue a Waiver Certificate, the equivalent of a Certificate of Appropriateness.
If a certificate of appropriateness is not issued for work on a protected landmark, then work may NOT proceed after due process.
Are there monetary incentives to restore a historic structure?
The city may grant a tax exemption to qualified property owners who improve designated historic properties. Historic Site Tax Exemptions are processed through the City’s Finance and Administration Department.
Before an application is submitted for consideration, the historic site must receive historic site designation from City Council. At any time following the designation of the historic site, the owner must perform restoration or preservation of the historic site to encourage its preservation. The work performed must be at a cost of at least 50% of the assessed value of the historic improvements.
Only expenditures made for work performed following the designation of the property by City Council may be applied. The percentage of the exemption (50% or 100% of the initial year improvement value) is dependent on the amount of qualified restoration or preservation expenditures.
The tax exemption’s duration of 10 to 15 years is dependent upon receipt of any financial incentive from the city funded by municipal hotel occupancy taxes. An exemption shall be effective as of January 1 st of the year following demonstration of completion of the restoration or preservation work and demonstration of the making of the qualifying expenditures. There is a limitation on the transferability of the tax exemption.
Applications for historic designations and Certificates of Appropriateness are also available at the Planning & Development Department, 6th floor, 611 Walker.
Email: Randy Pace or call at 713-837-7796 to make an appointment for assistance with planning your project.
For information on or applications for Certificates of Appropriateness, please call or email Thomas McWhorter at 713-837-7963, Thomas.McWhorter@cityofhouston.net.
For information on or applications for Landmarks or Protected Landmarks , please call Diana DuCroz at 713-837-7924, Diana.Ducroz@cityofhouston.net.
