What work requires a Certificate of Appropriateness in Tampa?

In Tampa's local historic districts, a Certificate of Appropriateness (COA) is required for most exterior work visible from the public right-of-way. This includes: alterations to facades, windows, doors, or roofing; new construction or additions; demolition of any portion of a structure; changes to landscaping in some districts; fences, walls, and site features; and signage. Interior work generally does not require COA unless it affects the exterior appearance (like a new HVAC system that requires exterior units). Routine maintenance using identical materials (in-kind repairs) may qualify for administrative approval rather than full ARC review. When in doubt, contact Tampa Historic Preservation Office before starting any work.

How long does the COA approval process take?

Timeline varies by scope of work. Administrative review (staff level) for minor work takes 1-2 weeks. ARC review for significant projects requires appearing at a monthly meeting—applications are typically due 3-4 weeks before the meeting, with decisions made at the meeting itself. Total timeline is usually 4-8 weeks from complete application. Complex projects or those requiring revisions may take longer. Demolition requests have the longest timeline, often 3-6 months minimum due to additional review requirements. To expedite: submit complete applications, address staff comments promptly, and avoid peak permit seasons (spring/summer).

What happens if I do work without a COA?

Working without required COA approval can result in serious consequences. The City can issue a stop work order immediately upon discovering unpermitted work. You may be required to remove or modify the unauthorized work at your expense. Fines can be assessed for violation of the historic preservation ordinance. Future permits and COA requests may face additional scrutiny. In severe cases, you could be required to restore the property to its previous condition. Even if the work would have been approved, doing it without COA is a violation. If you've already completed work without approval, contact the Historic Preservation Office immediately—voluntary disclosure often results in more favorable resolution than discovery through complaint.

Can I appeal a COA denial?

Yes, COA denials can be appealed. First, understand why the application was denied—staff and ARC typically provide specific reasons and may suggest modifications that would gain approval. For staff denials, you can request ARC review. For ARC denials, you can: revise the application to address concerns and resubmit, request a variance through the Board of Adjustment (requires demonstrating hardship), or appeal to the Tampa City Council. Economic hardship applications are a separate process for cases where compliance creates unreasonable financial burden—these require extensive financial documentation. Most successful 'appeals' are actually revised applications that address the original concerns rather than formal appeals processes.

Do I need COA if my house is old but not in a historic district?

If your property is not within a locally designated historic district, you generally do not need a COA for exterior work—standard building permits apply. However, some properties are individually designated as Tampa Historic Landmarks and require COA even if not in a district. Also, if your property is listed on or eligible for the National Register of Historic Places (but not locally designated), you don't need COA but may want to follow preservation guidelines to maintain any tax credit eligibility. To verify your status: check the City of Tampa Historic Preservation website, contact the Historic Preservation Office, or search the Florida Master Site File. If you're considering buying an older home, understanding its designation status is important due diligence.

How strict are Tampa's historic district guidelines?

Strictness varies by district and type of work. Hyde Park has the most detailed design guidelines with specific requirements for materials, colors, and architectural elements. Ybor City is very strict due to dual local and National Register designation, especially for commercial signage. Tampa Heights and West Tampa tend to be more moderate, focusing on preserving character-defining features while allowing some flexibility for affordable maintenance. All districts follow the Secretary of Interior's Standards for Rehabilitation. Generally, in-kind repairs using original materials face minimal resistance, while changes to significant features or modern additions receive more scrutiny. Working with experienced professionals and having early conversations with staff leads to smoother approvals.

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Certificate of Appropriateness Guide

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Types of COA Review

Different levels of review based on scope and impact of proposed work.

Administrative Review (Staff Level)

1-2 weeks

Minor work, routine maintenance, in-kind repairs

Examples: Paint in approved colors, window repairs, roof replacement in-kind

Approved by: Historic Preservation staff

Tip: Most common for maintenance work; requires photos and specifications

Architectural Review Commission (ARC)

4-8 weeks

Significant alterations, additions, new construction

Examples: Additions, new windows, exterior alterations, demolition

Approved by: ARC board (monthly meetings)

Tip: Requires detailed plans; present in person for best results

Economic Hardship Review

8-12 weeks

When compliance creates unreasonable financial burden

Examples: Request for alternative materials, reduced requirements

Approved by: ARC after financial documentation

Tip: Rarely granted; requires extensive documentation

Demolition Review

3-6 months minimum

Full or partial demolition of contributing structures

Examples: Building demolition, removing significant features

Approved by: ARC + City Council in some cases

Tip: Most scrutinized; often requires mitigation measures

Tampa Historic Districts

Each district has unique characteristics and review requirements.

District	Established	Period	Architectural Styles	Strictness
Hyde Park Historic District Tampa's largest residential historic district	1985	1880s-1930s	Queen Anne, Craftsman, Colonial Revival, Mediterranean Revival	High
Tampa Heights Historic District Working-class historic neighborhood	2007	1890s-1940s	Vernacular, Craftsman, Frame Vernacular	Moderate
Ybor City Historic District Commercial and residential; strict signage requirements	1974 (National)	1880s-1920s	Mediterranean, Commercial, Casitas, Cigar factories	Very High
Seminole Heights Historic District Several smaller districts with varying guidelines	2000s (multiple districts)	1910s-1940s	Craftsman Bungalow, Mediterranean, Minimal Traditional	Moderate
West Tampa Historic District Mix of residential and commercial; cigar industry heritage	2003	1890s-1930s	Vernacular, Craftsman, Shotgun, Commercial	Moderate

Application Requirements

Complete applications lead to faster approvals.

Application Form

City of Tampa COA application with project details

Tip: Complete all sections; incomplete applications delay review

Property Photos

Current photos of all affected areas and overall property

Tip: Include context shots showing relationship to neighbors

Site Plan

Showing property boundaries, existing structures, proposed work

Tip: For additions, show setbacks and relationship to main structure

Architectural Drawings

Plans, elevations, and details for proposed work

Tip: Scale drawings; show existing vs. proposed conditions

Material Specifications

Detailed specs for all proposed materials

Tip: Include manufacturer cut sheets, samples if possible

Historic Documentation

Research on original construction if requesting changes

Tip: Sanborn maps, historic photos help justify restoration

Contractor Information

Licensed contractor with historic preservation experience

Tip: Experience matters; provide relevant project list

Common COA Mistakes to Avoid

Learn from others' errors to ensure smooth approval.

Starting Work Without COA

Consequence: Stop work order, fines, required removal of work

Prevention: Always verify COA requirement before any exterior work

Using Inappropriate Materials

Consequence: Denial, required removal, replacement costs

Prevention: Specify exact materials; get pre-approval on substitutes

Incomplete Applications

Consequence: Delays, multiple resubmissions, missed meetings

Prevention: Use checklist; consult staff before submission

Ignoring Design Guidelines

Consequence: Denial, extensive redesign required

Prevention: Read district guidelines before designing

Changing Plans After Approval

Consequence: Additional review, potential revocation

Prevention: Get amendments approved before implementation

Demolition by Neglect

Consequence: Code enforcement, required restoration, fines

Prevention: Maintain property; document existing conditions

Strategies for COA Approval

Proven approaches for successful historic review applications.

Pre-Application Conference

Get feedback before investing in full plans

How: Request informal meeting with historic preservation staff

When: Early in planning phase, before hiring architect

Research District Guidelines

Design compliant projects from the start

How: Obtain and study specific guidelines for your district

When: Before any design work begins

Document Existing Conditions

Justify repairs vs. replacement; support change requests

How: Detailed photos, structural reports, material analysis

When: During initial property evaluation

Attend ARC Meetings

Understand review process and commissioner concerns

How: Observe meetings before your application

When: Month before your anticipated submission

Present In Person

Answer questions, demonstrate expertise and commitment

How: Prepare presentation; bring samples if helpful

When: At ARC hearing for significant projects

Use Qualified Professionals

Better applications, stronger credibility

How: Hire architect and contractor with historic experience

When: From project inception

Frequently Asked Questions

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