SHPO Compliance Services

SHPO (State Historic Preservation Office) oversees historic preservation in Florida, administering the National Historic Preservation Act. Compliance matters because projects affecting historic properties must meet Secretary of Interior Standards to maintain historic status, access tax credits, and avoid penalties. Non-compliant work can result in loss of historic designation and tax credit clawback.

Projects typically require SHPO review if they: receive federal funding or permits, involve National Register-listed properties, seek Federal or State Historic Tax Credits, occur in local historic districts (Tampa's Barrio Latino Commission, for example), or affect properties with pending National Register nominations. Even private projects may need local historic review.

The Standards are 10 principles guiding historic preservation work, emphasizing: preserving historic character, retaining original materials, making changes reversible when possible, and distinguishing new work from historic. They're flexible guidelines, not rigid rules—the key is thoughtful application to each unique property.

The process typically involves: 1) Consultation to discuss project scope, 2) Submission of plans, specifications, and photos, 3) SHPO review against applicable standards, 4) Comments and requested modifications, 5) Revised submissions if needed, 6) Final approval. Timeline varies from weeks for simple projects to months for complex ones.

Documentation typically includes: current condition photos (interior/exterior), historic photos if available, architectural drawings showing existing and proposed conditions, specifications for materials and methods, contractor qualifications, and narrative describing how work meets applicable standards. More complex projects require more detailed submissions.

Yes, National Register listing doesn't prevent changes—it requires appropriate changes. The key is meeting the Secretary of Interior Standards. Many modifications are acceptable if done thoughtfully: mechanical system upgrades, accessibility improvements, adaptive reuse, and even additions that are compatible with historic character. The goal is preserving significance while allowing reasonable use.

Consequences vary by situation. For tax credit projects, non-compliant work can trigger credit recapture—you may owe back the credits plus interest. Local historic districts may require removal of non-compliant work. Properties can lose their historic designation. At minimum, you may face difficulty selling the property to buyers who value its historic status.

Tampa's Barrio Latino Commission reviews all exterior changes in the Ybor City Historic District. We've completed numerous projects under their jurisdiction including the Wotjowicz House and Ferraro House—ground-up construction in the historic district. We understand their requirements for architectural compatibility, material selection, and design review process.

Sometimes, when original materials are unavailable or inappropriate for the application. Modern materials must be compatible—similar appearance, physical properties, and reversibility. For example, a synthetic slate roof might be acceptable where weight prohibits original slate. Each decision requires justification and often SHPO approval.

Plan for 2-6 months for SHPO review, depending on project complexity and whether issues arise. Simple maintenance projects may proceed quickly. Major rehabilitations involving tax credits require multiple submissions. We build review time into project schedules and maintain ongoing communication with SHPO to minimize delays.