Historic preservation construction requires specialized knowledge that goes beyond typical renovation work. From meeting the Secretary of the Interior's Standards to coordinating specialty trades that work with century-old building systems, historic projects demand careful bidding approaches that account for their unique challenges and risks.
Understanding Historic Project Types
Historic preservation encompasses various project approaches.
Preservation Categories
Project classifications:
- Preservation: Maintaining existing historic character
- Rehabilitation: Adapting for contemporary use
- Restoration: Returning to specific historic period
- Reconstruction: Recreating vanished historic resources
Each type requires:
- Different treatment approaches
- Varying levels of intervention
- Specific material requirements
- Documentation standards
Regulatory Frameworks
Common oversight situations:
- National Register listed properties
- Local historic district requirements
- State Historic Preservation Office (SHPO) review
- National Park Service standards
- Federal Historic Tax Credit projects
Tax Credit Projects
Historic Tax Credit (HTC) considerations:
- 20% federal credit for certified rehabilitation
- State credits vary (10-50%)
- Substantial rehabilitation requirement
- Secretary of Interior Standards compliance
- Certification process timeline
Secretary of Interior Standards
The foundation of historic preservation work.
Ten Standards for Rehabilitation
Key principles:
- Use property for historic purpose or compatible use
- Retain historic character
- Recognize property as physical record
- Preserve distinctive features
- Repair rather than replace
- Avoid creating false historical appearances
- Treat chemical/physical treatments gently
- Protect archaeological resources
- New additions should be compatible but differentiated
- Make changes reversible where possible
Impact on Bidding
Standards affect:
- Material selection (matching vs. modern)
- Construction methods
- Approval processes
- Documentation requirements
- Change order justification
Unique Estimating Challenges
Historic work presents distinct estimating difficulties.
Unknown Conditions
Common discoveries:
- Hidden structural issues
- Deterioration extent
- Previous inappropriate repairs
- Hazardous materials (lead, asbestos)
- Original construction methods
Contingency guidance: | Investigation Level | Contingency | |--------------------|-------------| | Extensive testing | 10-15% | | Limited testing | 15-25% | | Visual only | 25-35%+ |
Specialty Labor Requirements
Historic trades often needed:
- Master masons
- Ornamental plasterers
- Woodworking conservators
- Window restoration specialists
- Historic roofers
- Decorative painters
Labor cost factors:
- Limited availability of craftsmen
- Higher hourly rates
- Slower production rates
- Travel costs for specialists
- Training for standard crews
Material Sourcing
Historic material challenges:
- Matching existing materials
- Salvage and reclaimed sourcing
- Custom fabrication requirements
- Long lead times
- Premium costs
Documentation Requirements
Historic projects require extensive documentation.
Pre-Construction Documentation
Required baseline records:
- Detailed photography (before conditions)
- Measured drawings
- Material samples
- Condition assessments
- Historical research
Construction Documentation
Ongoing requirements:
- Progress photography
- Material certifications
- Treatment records
- Change documentation
- As-built conditions
Tax Credit Documentation
HTC-specific needs:
- Part 1 application (historic significance)
- Part 2 application (proposed work)
- Part 3 application (completed work)
- Photographic documentation
- Certification of expenditures
Working with Regulatory Bodies
Historic projects involve oversight approvals.
SHPO Coordination
State Historic Preservation Office:
- Review proposed work scope
- Material and method approvals
- Field inspections
- Certification recommendations
- Amendment reviews
Local Historic Commissions
Commission involvement:
- Certificate of Appropriateness
- Design review process
- Public hearings
- Conditions of approval
- Monitoring and compliance
National Park Service
NPS role (tax credit projects):
- Final certification authority
- Standards interpretation
- Appeals process
- Guidance documents
Subcontractor Considerations
Historic work requires specialized subcontractors.
Finding Qualified Trades
Sourcing specialty contractors:
- Preservation trade organizations
- SHPO referrals
- Project architect recommendations
- National trust resources
- Other historic project contacts
Evaluating Qualifications
Beyond standard vetting:
- Specific historic project experience
- Knowledge of traditional methods
- Portfolio of similar work
- References from preservation architects
- Craftsman skill demonstration
Typical Specialty Trades
Common historic scopes:
- Masonry restoration
- Window restoration/replication
- Ornamental plaster
- Historic roofing
- Decorative painting
- Stone carving
- Metalwork conservation
- Wood restoration
Risk Management
Historic projects carry significant risks requiring careful management.
Condition Discovery Risks
Managing unknowns:
- Build adequate contingency
- Define discovery procedures
- Establish change protocols
- Document baseline thoroughly
- Phase investigations where possible
Regulatory Approval Risks
Approval challenges:
- Schedule impacts of reviews
- Design changes from comments
- Interpretation differences
- Appeal timelines
- Multiple jurisdiction coordination
Material Risks
Supply concerns:
- Availability of matching materials
- Lead time variability
- Quality consistency
- Salvage material quantity
- Custom fabrication delays
Pricing Historic Work
Adjust pricing approaches for preservation realities.
Labor Productivity Factors
Historic work productivity:
- Careful removal work: 1.3-2.0x standard
- Hand work vs. power tools: 1.5-3.0x
- Working around retained elements: 1.4-1.8x
- Complex matching: 2.0-4.0x
- Documentation time: Add 5-10%
Material Cost Premiums
Expect higher costs: | Item | Premium over Standard | |------|----------------------| | Historic brick matching | 50-200% | | Custom millwork | 75-150% | | Restoration windows | 100-300% | | Decorative plaster | 100-400% | | Historic roofing | 50-150% |
Markup Considerations
Factors supporting higher markup:
- Specialty expertise required
- Higher risk profile
- Longer project durations
- Cash flow impacts
- Documentation burden
Contract Considerations
Historic project contracts require specific provisions.
Scope Definition
Clear scope elements:
- Define treatment approach
- Specify approval requirements
- Address discovery procedures
- Document existing conditions
- Allow for mockups and samples
Change Order Provisions
Important provisions:
- Discovery change process
- Regulatory change handling
- Approval delay impacts
- Material substitution process
- Additional documentation costs
Schedule Provisions
Timeline considerations:
- Approval review periods
- Weather restrictions (masonry, etc.)
- Specialty trade availability
- Lead time allowances
- Phase inspections
Building Historic Project Expertise
Develop capabilities for this specialized market.
Education and Training
Knowledge development:
- Preservation trade conferences
- NPS preservation briefs
- SHPO workshops
- APT (Association for Preservation Technology)
- Material-specific training
Building Your Portfolio
Establishing credentials:
- Start with smaller projects
- Document thoroughly
- Build owner relationships
- Develop architect connections
- Cultivate specialty sub network
Industry Relationships
Key connections:
- Preservation architects
- SHPOs and staff
- Historic commissions
- Tax credit consultants
- Specialty craftsmen
ConstructionBids.ai helps contractors find historic preservation projects from early planning stages. Track restoration and rehabilitation opportunities to position early for these specialized projects.
