Historic Restoration Tampa
Preserving Florida's Architectural Heritage
Florida Construction Specialists brings proven expertise to historic preservation projects throughout Tampa Bay. With completed restorations of National Historic Register properties including the Italian American Club and Lion's Eye Institute in Ybor City, federal projects like Bay Pines Veterans Hospital, and local landmarks like Plant High School, we deliver authentic restoration that meets the most demanding preservation standards.
Our comprehensive historic restoration services encompass SHPO compliance coordination, historic tax credit navigation, traditional materials and techniques, and sensitive integration of modern building systems. Whether your project involves a contributing structure in a local historic district or a individually-listed National Register property, FCS has the experience and expertise to preserve your building's historic character while meeting contemporary requirements.
Tampa Bay's Trusted Historic Restoration Contractor
Florida Construction Specialists has established a distinguished reputation for historic restoration excellence throughout the Tampa Bay region. Our portfolio includes some of the area's most significant preservation projects, from National Historic Register landmarks in Ybor City to federally-owned historic facilities at Bay Pines Veterans Hospital. This diverse experience has equipped our team with comprehensive knowledge of historic preservation requirements at every level—federal, state, and local.
Our historic restoration credentials include successful navigation of the State Historic Preservation Office (SHPO) review process, coordination with the National Park Service for federal tax credit certification, and compliance with local historic district commissions including Ybor City's Barrio Latino Commission. We understand that historic restoration projects require a different approach than conventional construction—one that prioritizes preservation of character-defining features, employs traditional materials and techniques, and maintains compliance with the Secretary of Interior's Standards for the Treatment of Historic Properties.
Notable FCS historic restoration projects include complete interior and exterior restoration of the Italian American Club in Ybor City, the $2 million Bay Pines Veterans Hospital federal historic restoration, $1.2 million exterior waterproofing and historic restoration of the Italian Club Tampa, and $525,000 tuckpointing and brick restoration at Plant High School. Each project demonstrates our commitment to authentic preservation, technical expertise with traditional construction methods, and ability to navigate complex regulatory requirements while delivering successful outcomes for property owners.
Historic Restoration Expertise
FCS combines proven preservation experience with comprehensive technical capabilities to deliver historic restoration projects that meet the highest standards of authenticity and compliance.
National Register Experience
Proven track record restoring properties listed on the National Register of Historic Places
SHPO Compliance
Full coordination with Florida State Historic Preservation Office requirements and approvals
Historic Tax Credits
Navigate federal and state historic tax credit programs to maximize project funding
Period-Authentic Restoration
Traditional materials, techniques, and craftsmanship that meet Secretary of Interior Standards
Understanding Historic Preservation
What Qualifies as Historic?
Historic significance is determined through evaluation against specific criteria established by federal, state, and local preservation programs. At the federal level, the National Register of Historic Places uses four criteria: association with significant historical events (Criterion A), association with significant persons (Criterion B), embodiment of distinctive architectural characteristics (Criterion C), and potential to yield important historical information (Criterion D). Properties typically must be at least 50 years old, though exceptions exist for properties of exceptional significance.
Beyond age, properties must retain sufficient integrity to convey their historical significance. Integrity is evaluated across seven aspects: location, design, setting, materials, workmanship, feeling, and association. A building that has been significantly altered may lack the integrity necessary for historic designation, even if it meets other criteria. Understanding these evaluation factors helps property owners assess whether their buildings may qualify for historic designation and associated benefits.
National Register of Historic Places
The National Register of Historic Places is the official federal list of districts, sites, buildings, structures, and objects significant in American history, architecture, archaeology, engineering, and culture. Maintained by the National Park Service, the Register includes properties significant at the national, state, or local level. Listing provides formal recognition of historic significance, eligibility for federal historic tax credits, consideration in federal project planning, and qualification for federal preservation grants when available.
Properties can be listed individually or as contributing resources within historic districts. Individual listing requires meeting significance criteria on the property's own merits. District listing recognizes the collective significance of a cohesive historic area, with individual buildings classified as contributing (adding to the district's significance) or non-contributing. In Tampa Bay, significant National Register resources include Ybor City National Historic Landmark District, Hyde Park Historic District, and numerous individually listed properties throughout the region.
Local Historic Districts
Local historic districts provide an additional layer of protection beyond National Register listing. While National Register listing is primarily honorary and does not restrict what private property owners can do with their buildings, local historic districts typically include design review requirements enforced through zoning regulations. Property owners within local historic districts must obtain approval before making exterior alterations, demolitions, or new construction.
In Tampa, Ybor City's Barrio Latino Commission reviews projects within the local historic district, applying design guidelines that address building materials, architectural details, signage, and compatibility with surrounding historic structures. Tampa's other local historic districts include portions of Hyde Park, Seminole Heights, and West Tampa. Understanding local design review requirements is essential for any project within these designated areas.
Secretary of Interior's Standards
The Secretary of Interior's Standards for the Treatment of Historic Properties provide philosophical and practical guidance for historic preservation work. These standards govern four treatment approaches: Preservation (maintaining a property's existing form and materials), Rehabilitation (adapting a property for continued or new use while retaining historic features), Restoration (returning a property to its appearance at a specific historic period), and Reconstruction (re-creating vanished historic resources).
For projects seeking federal historic tax credits, compliance with the Rehabilitation Standards is mandatory. Key principles include: preserving character-defining features, repairing rather than replacing historic materials when feasible, using in-kind materials when replacement is necessary, ensuring new additions are compatible but distinguishable from historic fabric, and making alterations reversible when possible. These standards form the basis for SHPO review of proposed work.
Why Historic Preservation Matters
Historic preservation provides multiple benefits that extend beyond individual properties to entire communities. Economically, historic preservation supports local jobs, increases property values, attracts heritage tourism, and revitalizes downtown areas. Studies consistently show that historic districts appreciate faster than non-historic areas and generate higher property tax revenues over time.
Environmentally, preserving existing buildings is inherently sustainable—the greenest building is often one that already exists. Historic buildings embody significant "embodied energy" in their original construction materials. Adaptive reuse avoids demolition waste and the carbon footprint of new construction. Many historic buildings feature passive design strategies (thick masonry walls, high ceilings, operable windows) that reduce energy consumption when properly maintained.
Culturally, historic buildings connect communities to their heritage, providing tangible links to the people and events that shaped local identity. Tampa Bay's historic resources tell the story of the region's development—from the cigar industry heritage of Ybor City to the railroad legacy of Plant System hotels to the military history preserved at Bay Pines. Preservation ensures these stories remain visible for future generations.
Florida SHPO Requirements
State Historic Preservation Office Role
Florida's State Historic Preservation Office (SHPO), housed within the Division of Historical Resources under the Department of State, serves as the primary state agency for historic preservation. SHPO administers the National Register program in Florida, reviews federal and state historic tax credit applications, conducts Section 106 reviews for federally-funded or licensed projects, maintains the Florida Master Site File of recorded archaeological and historical sites, and provides technical assistance to property owners, local governments, and preservation organizations.
For historic restoration projects, SHPO's most direct involvement typically comes through historic tax credit review. SHPO evaluates whether proposed work complies with the Secretary of Interior's Standards, provides comments and recommendations for achieving compliance, and forwards approved applications to the National Park Service for final federal certification. Building a positive working relationship with SHPO staff helps ensure smooth project reviews and timely approvals.
The Review Process
SHPO's review process for historic tax credit projects follows a three-part application system. Part 1 establishes the property's historic significance—either confirming existing National Register listing or evaluating whether a property within a registered district qualifies as contributing. Part 2 describes the proposed scope of work in detail, including existing conditions, proposed treatments, and materials to be used. Part 3, submitted after construction, certifies that completed work matches the approved scope.
Each part undergoes SHPO review for compliance with preservation standards. Reviewers examine whether proposed treatments are appropriate for the building's historic character, whether materials and techniques align with preservation best practices, and whether the overall approach preserves the features that make the building historically significant. Reviews typically take 30-45 days, though complex projects may require longer evaluation periods or multiple revision cycles.
SHPO staff may request additional information, clarification, or modifications to proposed work during review. Responsive communication and willingness to address concerns constructively helps maintain project momentum. FCS's experience with SHPO review processes enables us to anticipate potential issues and prepare applications that address reviewer concerns proactively.
Documentation Requirements
Historic tax credit applications require comprehensive documentation demonstrating existing conditions, proposed treatments, and preservation rationale. Part 2 applications typically include detailed written descriptions of each work item, keyed photographs showing existing conditions, architectural drawings illustrating proposed changes, specifications for materials and methods, and narrative explanations of how work complies with preservation standards.
Photographic documentation is particularly important. SHPO expects before-condition photographs of all areas where work is proposed, close-up images of deterioration or damage, views showing context and relationships between building elements, and photographs of character-defining features that will be affected by the work. Documentation should be systematic and comprehensive, enabling reviewers to understand existing conditions without visiting the site.
For complex projects, SHPO may request supplementary documentation including historic photographs or drawings showing original conditions, materials analysis reports (mortar analysis, paint studies, wood species identification), structural engineering assessments, or product data for proposed replacement materials. FCS prepares documentation packages that anticipate information needs and provide reviewers with clear, complete project information.
Certificate of Appropriateness
Beyond state SHPO review, projects in local historic districts require Certificates of Appropriateness (COA) from local historic preservation commissions. In Tampa, the Barrio Latino Commission reviews projects within the Ybor City local historic district, while the Architectural Review Commission addresses projects in other local historic districts. COA applications address exterior alterations, new construction, demolition, and signage within designated districts.
Local review focuses on compatibility with district character and compliance with adopted design guidelines. Guidelines typically address materials, colors, proportions, architectural details, and overall design compatibility. Review processes vary by jurisdiction—some commissions meet monthly while others conduct administrative reviews for minor projects. Understanding local timelines and procedures helps coordinate project schedules effectively.
Projects requiring both SHPO review (for tax credits) and local COA approval must navigate parallel regulatory processes. While standards are generally compatible, specific requirements may differ. FCS coordinates submissions to ensure consistency between applications and addresses any conflicting guidance through consultation with both reviewing authorities.
Tax Credit Eligibility
SHPO certification is essential for federal and state historic tax credit eligibility. Only projects with approved Part 2 applications qualify for tax credits, and credit amounts are based on certified rehabilitation expenditures. Work completed without Part 2 approval, or work that deviates from approved scope without amendment, may be disqualified from credit calculation.
Timing is critical for tax credit projects. Part 2 applications should be submitted before construction begins, allowing sufficient time for SHPO review and any necessary revisions. While construction can proceed at owner's risk before receiving Part 2 approval, beginning work without approval increases risk that proposed treatments will require modification. FCS develops project schedules that account for review timelines and minimize risks associated with phased approvals.
For substantial rehabilitation projects (expenditures exceeding the adjusted basis of the building), a 24-month measuring period applies for federal credits. Work completed outside this window may not qualify. Florida's tax credit program has its own timing requirements and application deadlines. FCS helps clients understand and meet timing requirements to maximize credit eligibility.
Historic Tax Credits in Florida
Federal Historic Tax Credit (20%)
The Federal Historic Tax Credit (HTC) provides a 20% credit against federal income tax liability for qualified rehabilitation expenditures on certified historic structures used for income-producing purposes. Established by the Tax Reform Act of 1976 and modified by subsequent legislation, the HTC has facilitated billions of dollars in private investment in historic preservation across the nation. The program is administered jointly by the National Park Service and the Internal Revenue Service, with state historic preservation offices providing initial review.
Eligibility requirements include: the building must be a certified historic structure (listed on the National Register individually or as a contributing building in a registered historic district), the rehabilitation must be substantial (qualified expenditures must exceed the greater of $5,000 or the adjusted basis of the building), the building must be placed in service for an income-producing use (commercial, industrial, agricultural, or residential rental—owner-occupied residential is not eligible), and the rehabilitation work must be certified as meeting the Secretary of Interior's Standards.
Credits are claimed in the tax year the rehabilitated building is placed in service. For phased projects, credits may be claimed proportionally as each phase is completed. The credit is subject to passive activity and at-risk rules, with recapture provisions if the property is disposed of within five years. Property owners work with tax professionals to structure ownership and financing arrangements that maximize credit utilization.
Florida Historic Preservation Tax Credit
Florida's Historic Preservation Tax Credit program provides additional incentive for rehabilitation of historic structures. The state credit applies to income-producing properties that have been rehabilitated in accordance with the Secretary of Interior's Standards. Like the federal program, the state credit requires SHPO certification of both property significance and rehabilitation work.
The Florida program has specific application requirements and deadlines. Property owners must apply to participate in the program before beginning rehabilitation work, and credits are allocated through a competitive process when applications exceed available funding. The state credit can be combined with the federal credit, allowing projects to recover a substantial portion of qualified rehabilitation costs through tax incentives.
Additional state incentives may be available for properties listed on the National Register, including ad valorem tax exemptions for qualifying rehabilitated properties. Local governments may also offer incentives for historic preservation projects, including tax increment financing (TIF), facade improvement grants, or reduced permit fees. FCS helps clients identify and pursue all available incentive programs.
Qualifying Expenditures
Qualified rehabilitation expenditures (QREs) for tax credit purposes include most costs directly associated with rehabilitation work on the historic building. Eligible expenses include: construction costs for work on the building itself (labor, materials, contractor fees), architectural and engineering fees related to the rehabilitation, project management costs, developer fees (within IRS limits), and construction period interest (in some cases).
Certain costs are specifically excluded from QRE calculation: acquisition costs for the building or land, costs attributable to new construction or additions (unless the addition is not visible from public rights-of-way), site improvements including parking lots, landscaping, and sidewalks, furniture and equipment that is not permanently attached to the building, and costs allocated to building components that are not structural, such as tenant improvements in commercial spaces.
Careful cost allocation is essential for maximizing QRE calculation. Construction contracts should segregate eligible and ineligible costs, and accounting systems should track expenditures by building component. FCS works with owners' tax advisors to structure contracts and documentation that support maximum QRE determination.
Application Process
The historic tax credit application process begins with Part 1, establishing the property's historic significance. For buildings already listed on the National Register individually, Part 1 confirms existing listing. For buildings in registered historic districts, Part 1 documents the property's status as a contributing structure. SHPO reviews Part 1 applications and forwards approved applications to the National Park Service for certification.
Part 2 describes the proposed rehabilitation work in comprehensive detail. The application includes existing condition photographs, proposed treatment descriptions for each building component, material specifications, and architectural drawings showing proposed changes. SHPO reviews Part 2 for compliance with the Secretary's Standards, requesting modifications or clarifications as needed. Approved Part 2 applications proceed to NPS for certification.
Part 3 is submitted after rehabilitation completion, certifying that work was completed in accordance with the approved Part 2 scope. Documentation includes completion photographs, final expenditure amounts, and certification that no unapproved changes were made. SHPO reviews Part 3 and forwards to NPS for final certification. The Part 3 certification letter is required to claim the tax credit.
Working with SHPO
Successful historic tax credit projects typically involve ongoing coordination with SHPO throughout the design and construction process. Pre-application consultation with SHPO staff helps identify potential issues early, before detailed designs are developed. SHPO can advise on whether proposed approaches are likely to meet the Standards, suggest alternatives for problematic elements, and clarify documentation requirements.
During project execution, Part 2 amendments may be necessary when field conditions differ from application assumptions or when design refinements occur. SHPO prefers to review proposed changes before implementation rather than discovering unauthorized deviations during Part 3 review. Maintaining open communication with assigned SHPO reviewers helps ensure projects remain on track for certification.
FCS's experience with Florida SHPO enables us to prepare applications that address reviewer expectations, anticipate questions, and present proposed work in context that facilitates approval. Our relationships with SHPO staff, developed through multiple successful projects, support effective communication throughout the review process.
Types of Historic Restoration Projects
Commercial Historic Buildings
Commercial historic buildings represent the largest segment of tax credit-eligible rehabilitation projects. These properties include downtown office buildings from the late 19th and early 20th centuries, historic storefronts and retail buildings, hotels and hospitality properties, warehouses and industrial lofts converted to modern uses, and mixed-use buildings combining retail, office, and residential. Commercial projects benefit from both federal and state tax credits due to their income-producing nature.
Tampa Bay's commercial historic inventory reflects the region's development history. Downtown Tampa features early 20th century office towers, department store buildings, and financial institutions. Ybor City's cigar industry heritage survives in factory buildings, social club halls, and commercial structures along Seventh Avenue. Throughout the region, historic commercial buildings offer rehabilitation opportunities that combine preservation values with economic revitalization.
Historic Homes and Estates
Historic residential properties present unique restoration challenges and opportunities. Grand historic estates often feature high-quality materials and craftsmanship that merit preservation, from ornamental plaster and carved woodwork to tile roofs and masonry construction. Vernacular historic homes, while more modest, document everyday life and regional building traditions. Historic residential districts like Hyde Park and Seminole Heights contain significant concentrations of preservable housing stock.
Tax credit eligibility for residential properties requires income-producing use—owner-occupied single-family homes do not qualify for federal historic tax credits. However, residential properties converted to rental use, bed-and-breakfasts, or commercial purposes may qualify. Properties within local historic districts face design review requirements regardless of tax credit eligibility, ensuring restoration work maintains neighborhood character.
Churches and Religious Buildings
Religious properties often feature exceptional architectural quality and craftsmanship, including stained glass windows, decorative masonry, ornamental metalwork, and elaborate interior finishes. Historic churches, synagogues, and other religious buildings contribute significantly to community identity and streetscape character. Many religious properties are listed on the National Register for their architectural significance.
Tax credit eligibility for religious properties requires that rehabilitated portions be used for income-producing purposes. Adaptive reuse of portions of religious buildings (community centers, event spaces, offices) may qualify while worship spaces continue religious use. The distinction between income-producing and religious use must be carefully documented for tax credit purposes. FCS has experience with religious property restoration that addresses both preservation and continuing use requirements.
Government and Civic Buildings
Government and civic buildings—courthouses, city halls, libraries, post offices, and public assembly buildings—represent significant architectural investments by earlier generations. These buildings often feature high-quality materials and prominent locations that merit continued preservation. Civic buildings may be individually listed on the National Register or contribute to downtown historic districts.
Restoration of publicly-owned historic buildings typically involves compliance with Section 106 of the National Historic Preservation Act when federal funding or permits are involved. Section 106 requires federal agencies to consider the effects of their undertakings on historic properties and provide SHPO and other parties opportunity to comment. FCS's experience with projects like Bay Pines Veterans Hospital demonstrates capability in navigating federal historic preservation requirements.
Educational Institutions
Historic schools, colleges, and university buildings often feature distinguished architecture and high-quality construction that supports continued use. Educational buildings may include administrative structures, classroom buildings, auditoriums, gymnasiums, and dormitories. Many educational campuses contain multiple historic resources that could be rehabilitated individually or as coordinated projects.
Plant High School in Tampa exemplifies the preservation challenges and opportunities presented by historic educational buildings. FCS's $525,000 tuckpointing and brick restoration project addressed weathering and deterioration while maintaining the building's character-defining masonry. Educational property restoration must accommodate continuing operations while completing preservation work, requiring careful phasing and coordination.
Industrial Heritage Sites
Industrial buildings—factories, warehouses, power plants, and transportation facilities— document economic history and often feature robust construction suitable for adaptive reuse. Tampa Bay's cigar industry left a significant inventory of factory buildings in Ybor City, many now converted to commercial, residential, and entertainment uses. Port and railroad facilities represent additional industrial heritage resources.
Industrial building rehabilitation often involves extensive systems upgrades to support new uses while large floor plates and high ceilings offer flexible spaces adaptable to various programs. Industrial buildings may require environmental remediation as part of rehabilitation, with brownfield incentives potentially available alongside historic tax credits. FCS evaluates industrial property conditions comprehensively, addressing structural, environmental, and preservation requirements in integrated project approaches.
Restoration vs Rehabilitation vs Renovation
Defining the Differences
The terms restoration, rehabilitation, and renovation are often used interchangeably in common usage, but they have distinct meanings in historic preservation that affect project approach, regulatory requirements, and tax credit eligibility. Understanding these distinctions helps property owners choose appropriate treatment approaches and communicate clearly with preservation professionals and regulatory agencies.
Restoration returns a building to its appearance at a specific period in history, typically the period of greatest significance. Restoration may involve removing later additions or alterations that obscure the historic character, reconstructing missing elements based on documentary evidence, and applying finishes consistent with the target period. Restoration is most appropriate when the goal is to interpret a property's appearance at a particular historic moment, such as for museums or historic house interpretations.
Rehabilitation adapts a historic property for continued or new use while preserving character-defining features. Rehabilitation acknowledges that buildings must evolve to remain useful, allowing alterations and additions that meet contemporary needs when such changes do not damage historic character. The Secretary of Interior's Standards for Rehabilitation govern historic tax credit projects, making rehabilitation the most common treatment for income-producing historic properties.
Renovation (or remodeling) refers to general building updating without specific historic preservation requirements or methods. Renovation projects may or may not respect historic character depending on owner preferences and local regulations. Buildings not subject to historic designation or located outside historic districts may be renovated freely, while designated properties require compliance with applicable preservation standards.
When Each Approach Is Appropriate
The appropriate treatment approach depends on the property's significance, condition, intended use, and owner objectives. Restoration is typically reserved for properties with exceptional significance where interpretive or commemorative use justifies the higher cost and reduced flexibility. Examples include house museums, important historic sites, and properties whose specific historic appearance is essential to their significance.
Rehabilitation is appropriate for most historic properties that will continue in active use. It provides flexibility to meet contemporary code requirements, upgrade building systems, and modify spaces for new programs while maintaining the features that make the building historically significant. For tax credit projects, rehabilitation is essentially required since the Standards for Rehabilitation govern credit eligibility.
Renovation may be appropriate for properties without historic designation or significance, properties where historic character has been substantially lost through previous alterations, or situations where preservation is not an owner priority. Property owners should understand, however, that renovation of designated properties may violate local historic district regulations and could result in loss of historic status and associated benefits.
Compliance Implications
Treatment approach has significant implications for regulatory compliance. Restoration projects must document the target period thoroughly and demonstrate that treatments accurately reflect historic conditions. This may require extensive historical research, materials analysis, and consultation with preservation specialists. SHPO review of restoration projects scrutinizes accuracy and appropriateness of treatments.
Rehabilitation projects must demonstrate compliance with all ten Standards for Rehabilitation, which address preservation of character-defining features, compatibility of new work, and reversibility of alterations. SHPO reviewers evaluate proposed treatments against each applicable standard, requesting modifications when compliance issues are identified.
FCS helps clients select appropriate treatment approaches based on project goals, regulatory requirements, and practical considerations. Our experience with all treatment types enables us to guide projects toward approaches that satisfy owner objectives while achieving regulatory approval.
Historic Materials and Techniques
Masonry Restoration
Historic masonry—brick, stone, terra cotta, and concrete block—requires specialized restoration approaches that differ significantly from modern masonry practices. Understanding the characteristics of historic masonry materials and construction methods is essential for successful preservation. FCS's masonry restoration capabilities have been demonstrated on projects ranging from Plant High School's brick restoration to the Italian Club Tampa's ornamental facade work.
Brick restoration begins with assessment of brick condition, mortar composition, and deterioration patterns. Historic bricks are typically softer and more porous than modern bricks, making them vulnerable to damage from inappropriate repairs. Repointing (replacing deteriorated mortar) must use mortar that matches the original in composition, color, texture, and joint profile. Modern Portland cement mortars are typically too hard for historic masonry and can cause brick damage; lime-based mortars compatible with the original construction are preferred.
Stone restoration addresses weathering, staining, biological growth, previous inappropriate repairs, and structural issues. Cleaning methods must be selected carefully—harsh chemical or abrasive cleaning can damage stone surfaces and accelerate future deterioration. Stone replacement should use material matching the original in type, color, texture, and finish. Dutchman repairs replace deteriorated portions while preserving as much original stone as possible.
Terra cotta restoration presents unique challenges due to the material's hollow construction, glazed surfaces, and complex ornamental forms. Failed glazes allow moisture infiltration that causes internal deterioration and spalling. Terra cotta repair options include patching with compatible materials, replacement with matching new terra cotta from specialty manufacturers, and in some cases, approved substitute materials when original cannot be replicated.
Historic Woodwork
Historic woodwork encompasses structural timber framing, exterior siding and trim, windows and doors, interior millwork and cabinetry, and decorative elements including columns, cornices, and ornamental details. Wood restoration requires understanding of species characteristics, historic construction methods, deterioration mechanisms, and appropriate repair techniques.
Exterior wood elements face weathering from moisture, UV exposure, and biological attack. Preservation strategies include maintaining protective finishes, addressing water infiltration sources, and repairing deteriorated areas before damage spreads. Epoxy consolidation can stabilize deteriorated wood in place, while Dutchman repairs replace localized damage with matching new wood. Full replacement is appropriate only when repair is not feasible.
Interior woodwork preservation focuses on maintaining existing materials, finishes, and configurations. Paint removal requires care to avoid damaging wood surfaces and may require lead paint safe work practices. Missing or damaged elements can often be replicated by skilled woodworkers using traditional methods. FCS maintains relationships with craftspeople capable of producing custom millwork matching historic profiles and joinery.
Metal Restoration
Historic buildings incorporate metals in structural and decorative applications, including cast iron columns and storefronts, wrought and cast iron railings, pressed metal cornices and ceilings, copper roofing and flashing, bronze hardware and fixtures, and steel structural elements. Each metal type has distinct deterioration characteristics and restoration requirements.
Cast iron preservation addresses corrosion through cleaning to remove rust and failed coatings, treatment with corrosion inhibitors, and application of protective paint systems. Missing sections can be replicated through casting from surviving examples. Wrought iron requires similar treatment, with careful attention to maintaining the material's characteristic surface texture and handcrafted details.
Copper and bronze develop protective patina over time that should be preserved where possible. Cleaning methods must avoid removing patina or damaging surfaces. Copper roofing preservation includes maintaining seams and joints, addressing galvanic corrosion at dissimilar metal contacts, and ensuring proper flashing integration with adjacent materials.
Plaster Repair
Historic plaster systems include both traditional three-coat lime plaster and later gypsum-based materials. Ornamental plaster—decorative cornices, medallions, columns, and cast elements—requires specialized conservation techniques. FCS's Italian American Club restoration included significant ornamental plaster work preserving the building's elaborate interior character.
Plaster deterioration results from moisture infiltration, structural movement, mechanical damage, and loss of key (the bond between plaster and lath). Repair strategies depend on the type and extent of damage. Localized repairs can address cracks, holes, and areas of failed key while preserving surrounding original plaster. Extensive damage may require larger replacement areas matched to original appearance.
Ornamental plaster restoration may include cleaning, consolidation, patching, and replication of damaged or missing elements. Missing ornamental features can be reproduced by casting from surviving examples or fabricated from documentary evidence. FCS works with skilled plasterers experienced in traditional ornamental techniques.
Historic Windows
Historic windows are often character-defining features contributing to a building's historic appearance and significance. Wood windows with divided lights, distinctive muntin profiles, and period glass are typically worth preserving rather than replacing. Window restoration can achieve thermal performance approaching new windows while maintaining historic character.
Window rehabilitation includes repairing sash and frames, replacing deteriorated components with matching materials, restoring operating hardware, reglazing as needed, and applying weather-stripping to reduce infiltration. Interior storm windows can improve thermal performance without altering exterior appearance. When replacement is unavoidable, new windows should match the historic windows in material, design, dimensions, and profiles.
SHPO review carefully scrutinizes window treatments in tax credit projects. Wholesale replacement of historic windows with vinyl or aluminum units is generally not approvable. FCS advocates for window preservation approaches that maintain historic character while meeting owner performance expectations.
Period-Appropriate Replacements
When historic materials cannot be repaired, replacement with compatible materials is necessary. The Secretary of Interior's Standards require replacement materials to match the original in design, color, texture, and where possible, materials. Substitute materials may be acceptable when they achieve an appropriate visual match and do not damage adjacent historic materials.
Sourcing period-appropriate replacement materials requires understanding of historic products and contemporary alternatives. FCS maintains relationships with specialty suppliers offering historically compatible materials including traditional mortars, period hardware, architectural glass, roofing materials, and ornamental elements. For unique requirements, custom fabrication by skilled craftspeople produces components matching historic originals.
Integrating Modern Systems in Historic Buildings
HVAC in Historic Buildings
Modern heating, ventilation, and air conditioning systems can be integrated into historic buildings when design minimizes impact on character-defining features. The challenge lies in routing ductwork, placing equipment, and locating registers or diffusers without damaging historic fabric or disrupting significant interior spaces. Successful HVAC integration requires creative engineering and close coordination between preservation specialists and mechanical engineers.
Strategies for HVAC integration include utilizing existing vertical chases (former chimneys, unused shafts) for risers, concealing horizontal runs above new dropped ceilings in less significant spaces, placing air handling equipment in basements or attic spaces, using high-velocity small-duct systems that require smaller penetrations, and locating registers and returns where they cause minimal visual impact. For buildings with exceptional ornamental ceilings, slot diffusers in perimeter locations may be preferable to conventional ceiling registers.
Electrical Upgrades
Historic buildings typically require substantial electrical system upgrades to meet modern loads and code requirements. Original wiring systems may be inadequate for contemporary use and could present safety hazards. Electrical rehabilitation must balance capacity needs with preservation of historic fabric.
Electrical routing strategies parallel HVAC approaches, utilizing existing conduit paths where possible, concealing wiring in walls during plaster repairs, and minimizing visible surface-mounted components. New electrical panels and equipment are typically located in utility areas where visual impact is minimal. Data and telecommunications cabling follows similar routing principles, often sharing pathways with electrical distribution.
Plumbing Modernization
Plumbing upgrades in historic buildings address both supply and drainage systems. Original supply piping may include lead service lines or lead-jointed connections requiring remediation. Galvanized supply piping eventually corrodes and restricts flow. Drainage systems using cast iron, clay, or obsolete materials may require replacement or relining to restore function.
Restroom additions or relocations must be sensitively sited to minimize impact on significant spaces. Chase construction for vertical risers may be designed to appear as historic elements or concealed within closets or service areas. Where historic fixtures survive and function properly, preservation may be preferable to replacement with modern units.
Fire Protection
Fire suppression requirements present significant challenges for historic preservation. Exposed sprinkler piping and heads can disrupt ornamental ceilings and walls. Fire alarm devices must be located for effectiveness while minimizing visual impact. Careful design and close code official coordination help achieve protection goals while preserving character.
Concealed sprinkler heads minimize ceiling disruption where permitted by code. Routing strategies place piping in accessible spaces above ceilings or behind walls where possible. Historic buildings may qualify for alternative compliance methods or variances under applicable codes. FCS coordinates with fire protection engineers and code officials to develop systems that protect both occupants and historic fabric.
Technology Infrastructure
Contemporary building use requires robust data infrastructure including structured cabling, wireless access points, and security systems. Technology requirements continue evolving, making future adaptability an important design consideration. Infrastructure should be installed in ways that permit future upgrades without major additional disruption.
Wireless systems reduce the extent of physical cabling required, though access points must still be sensitively located. Security cameras and access control devices should be placed to minimize visibility while achieving coverage objectives. Building automation systems can improve energy efficiency while respecting historic character through careful sensor and control placement.
ADA Compliance
The Americans with Disabilities Act requires accessibility accommodations in rehabilitated historic buildings, with some flexibility recognizing that strict compliance may threaten historic character. Under ADA, alterations to historic properties must comply "to the maximum extent feasible" without threatening or destroying historic significance.
Accessibility improvements may include entry modifications (ramps, lifts, automatic doors), restroom adaptations, and path-of-travel improvements. Where full compliance would damage historic features, alternative methods may be acceptable. FCS works with accessibility consultants and SHPO to develop solutions that achieve accessibility goals while preserving significant historic elements. Documentation of accessibility consultation supports both ADA and historic tax credit compliance.
The Historic Restoration Process
Initial Assessment
Historic restoration projects begin with comprehensive assessment of existing conditions, historic significance, and project feasibility. FCS conducts detailed building surveys documenting structural systems, building envelope condition, interior finishes, mechanical and electrical systems, and site conditions. Assessment identifies deterioration, previous alterations, and hidden conditions that will affect restoration scope and cost.
Significance assessment evaluates the building's historic importance, identifying character-defining features that must be preserved and understanding the property's relationship to its historic context. For tax credit projects, this assessment informs Part 1 application preparation. For all historic projects, understanding significance guides treatment decisions throughout the project.
Historic Documentation
Thorough documentation establishes the basis for preservation decisions and regulatory submissions. Documentation includes measured drawings of existing conditions, photographic recording of exterior and interior features, research into building history and original construction, and investigation of previous alterations. Historic photographs, original drawings, and archival records provide valuable evidence of original appearance.
Technical documentation may include materials analysis (mortar analysis, paint studies, wood identification), structural assessment, environmental investigation, and building systems evaluation. This technical information informs treatment recommendations and supports SHPO application preparation.
Design Development
Design development translates assessment findings and owner program requirements into proposed treatments meeting preservation standards. For tax credit projects, designs must demonstrate compliance with Secretary of Interior's Standards. Design documentation includes treatment plans for each building component, specifications for materials and methods, and drawings showing proposed alterations and additions.
FCS collaborates with architects, engineers, and preservation consultants to develop designs that achieve owner objectives while maintaining regulatory compliance. Early consultation with SHPO helps identify potential issues before detailed design investments. Design refinement continues through the regulatory review process as reviewer comments are addressed.
SHPO Coordination
For tax credit projects, SHPO coordination is essential throughout the project. Part 1 and Part 2 applications must be prepared, submitted, and approved before construction begins (or work proceeds at owner's risk). FCS prepares comprehensive application packages addressing all documentation requirements and anticipating reviewer questions.
During construction, Part 2 amendments address field conditions or design changes not covered by original approval. Regular communication with SHPO reviewers maintains project momentum and ensures continued compliance. Part 3 submission after completion certifies that work was executed as approved.
Construction Phase
Historic restoration construction requires skilled craftspeople, appropriate materials, and careful execution. FCS's construction team includes personnel experienced in traditional construction methods and historic materials. We maintain quality control procedures ensuring work meets preservation specifications.
Construction phasing considers preservation priorities, operational requirements for occupied buildings, and seasonal factors for exterior work. Progress documentation tracks work completion and provides evidence for Part 3 certification. Field decisions regarding unforeseen conditions are evaluated against preservation standards and coordinated with SHPO when necessary.
Final Documentation
Project completion includes comprehensive documentation of finished work. Completion photographs record restored conditions for comparison with before-condition documentation. As-built drawings document final configurations. Maintenance recommendations help owners preserve restoration investments over time.
For tax credit projects, Part 3 documentation certifies completion in accordance with approved scope. Final cost accounting establishes qualified rehabilitation expenditures for credit calculation. FCS provides documentation packages supporting both regulatory certification and owner record-keeping requirements.
FCS Historic Restoration Portfolio
Our portfolio demonstrates proven expertise across diverse historic property types, regulatory frameworks, and restoration challenges. Each project reflects our commitment to authentic preservation and successful project outcomes.
Italian American Club, Ybor City
Complete interior and exterior restoration of this iconic National Historic Register landmark in the heart of Ybor City's historic district. Work included facade restoration, ornamental plaster repair, historic window rehabilitation, and period-appropriate interior finishes.
Lion's Eye Institute, Ybor City
Sensitive restoration of this National Historic Register property, preserving its architectural character while accommodating modern medical facility requirements. Careful integration of new building systems while maintaining historic integrity.
Bay Pines Veterans Hospital
Major federal historic restoration project requiring compliance with both federal preservation standards and VA facility requirements. Comprehensive exterior envelope restoration including masonry repair, window restoration, and waterproofing.
Plant High School, Tampa
Extensive tuckpointing and brick restoration project preserving this beloved Tampa educational landmark. Work included comprehensive mortar analysis, careful joint preparation, and color-matched repointing using historically appropriate lime-based mortars.
Italian Club Tampa
Major exterior waterproofing and historic restoration project addressing decades of moisture infiltration while preserving ornate architectural details. Included facade cleaning, masonry repair, and installation of concealed waterproofing systems.
Historic Sebring Fire Station
FEMA compliance restoration following storm damage, requiring coordination with both federal emergency management requirements and historic preservation standards. Careful documentation and approval process ensured funding eligibility while maintaining historic character.
Wotjowicz House, Ybor City
Ground-up new construction within Ybor City's historic barrio, requiring design review and approval to ensure compatibility with surrounding historic structures. Demonstrates FCS expertise in navigating local historic district requirements for infill construction.
Ferraro House, Ybor City
Residential project within Ybor City's historic barrio requiring full compliance with local historic district design guidelines. Work included exterior restoration and modifications that respect the neighborhood's character-defining features.
Historic Restoration Frequently Asked Questions
Historic Restoration Service Areas
FCS provides historic restoration services throughout the Tampa Bay region and Central Florida. Our service area includes numerous National Register properties, local historic districts, and individual landmarks.
Notable Historic Districts We Serve
Preserve Tampa Bay's Architectural Heritage
From National Register landmarks to local historic districts, FCS brings proven expertise to every historic restoration project. Our portfolio of completed restorations—including the Italian American Club, Bay Pines Veterans Hospital, and Plant High School—demonstrates our commitment to authentic preservation.
Let us help you navigate historic tax credits, SHPO compliance, and the specialized requirements of restoring Florida's irreplaceable historic buildings.