We’ve reached the tipping point in Dallas when it comes to the historic preservation of architecturally significant homes. For the past few years, we’ve watched an alarming amount of these residences that were designed and owned by the men who built our city razed without a second thought.
It’s Time to Stop Demolishing Architecturally Significant Homes
When I scroll through homes now, the instant I see anything under $4 million in Highland Park or $2 million in Lakewood, alarm bells ring in my head. It’s because people are still not recognizing these great prices for their respective neighborhoods.
In some instances, you will have to put in a bit of work but it will be worth it. In others, the house is flawless but because there is a lack of understanding about the significance of a historic home, those price points are often seen simply as teardown territory.
Economics Favor Preservation
Let’s put an economic factor into play. First of all, there is no way in the entire universe you could build back what you tear down for the same price. If you were to tear down an architecturally significant $3 million historic house, for example, to get that same quality of labor you razed, you’d be looking at tens of millions today. So, thinking it’s going to be cheaper to tear down and build new is absolute nonsense.
One of my go-to resources is historic preservationist Ron Siebler. Widely known for his work with municipalities and museums as well as with homeowners, Siebler has worked on a vast number of projects, including the Denton County Courthouse, the City of Dallas Parks’ Department Sharrock-Niblo Cabin restoration, and the repair and restoration of the MKT Depot at Dallas Heritage Village.
“When you build in tax credits and incentives for historic homes, and the cost of demolition and debris removal, the argument that it is not economical does not hold water,” Siebler said. “There will always be extreme cases, but in general, remodeling an existing structure is more economical than building a new structure in the same location.”
Then there are materials found in architecturally significant homes. Try to find pillow tile from the 1930s. Price clay tile for a roof today and get the cost of creating an entire room mural or a custom stained glass window. Even when you find these items, because if you are clever and resourceful, you can, they will be cost-prohibitive in relation to the materials modern homes are built with.
Let’s say you find the materials. Then you have to find the talented individuals who can recreate a Rookwood fireplace, a Potter Art Metal light fixture, or paint a mural you’d find in a Hutsell.
This is often why an architect without a background in preservation will advise a client that tearing down is the best option. If an architect does not know what’s involved, is not familiar with the correct resources, and lacks familiarity with preservation, they simply don’t understand, and it’s easier to point a client to demolition.
The lesson here is to always call a preservation architect for advice on a historic home. They have the necessary education and experience to offer the correct guidance.
Sustainability is More Important Than Ever
The greenest building is … one that is already built.
Carl Elefante FAIA FAPT, Principal Emeritus with Quinn Evans, a national design collective.
After the extreme weather events of 2023, climate change concerns skyrocketed. The recognition began to dawn on all of us that reusing existing buildings also avoids the carbon emissions inherent in new construction, therefore helping to combat climate change.
“We don’t often think about architecture being important in the larger widespread societal concern for sustainability, but it’s well documented that the energy you take to replace an existing house will never offset the loss of what you had,” preservation architect Norman Alston said. “We have to make better use of our existing building stock. It’s a universally attractive issue to do better for energy and sustainability.”
Killing The Goose That Laid The Golden Egg
Social media caught fire last month over the demolition of a rare Clifford D. Hutsell in Lakewood. One of the main questions being reiterated was why move to a neighborhood known for the character of its historic, architecturally significant homes and then tear one down? Indeed.
“When we talk about the core of the city and its advantages,” historic homes are typically those you cannot find further out,” Siebler said. “These are homes we cannot get any longer, and they are valuable because they are a product of time and place. That continuity of our past is important. We appreciate historic classic cars and historic paintings, yet we somehow glaze over at the thought of historic buildings and look at them primarily as financial investments. The authentic experience is in the city.”
It seems pretty counterintuitive to tear down a historic home in a neighborhood celebrated for its historic architecture. When you diminish the reason you bought into a neighborhood in the first place, why did you buy in that neighborhood? You are killing the goose that laid the golden egg.
A Lack of Education About Architecturally Significant Homes
Most people, unfortunately, don’t know a lot about preservation or who to turn to for solid historic preservation advice.
The scenario often plays out like this: The new owner will ask a friend for advice. That friend has a pal who is an architect. That architect thinks about making their own mark, and of course, the thought of the big paycheck is a factor. So, the advice given to the new owner is to demolish.
“A lot of times, people don’t know what they are buying,” Siebler said. “They just see an old house. Most homeowners are not able to envision what an existing structure remodeled might look like, and a new build is typically quicker than a restoration.”
You have to find experienced professionals who understand architecturally significant homes and have the right skill set for restoration. Historic neighborhoods are different. You are not simply purchasing a house. You are buying into an entire ethos. It’s critical you think it through and get the right advice. Preservation Dallas is a good starting point, and you can always send me an email!
