Charleston’s historic districts have strict rules for replacing windows to preserve the city’s architectural character. If your property is in one of these areas, you’ll need approval from the Board of Architectural Review (BAR) before making changes. Key points include:
- Repair, don’t replace: Fixing original windows is preferred. If replacement is necessary, new windows must match the originals in material, size, and design.
- Materials matter: Vinyl and aluminum-clad windows are not allowed. Wood and metal must match historic standards.
- Approval process: Submit detailed plans, including materials and designs, to the BAR for review. Emergency repairs also require approval.
- Funding options: Tax credits and loans are available to help cover costs for historic preservation.
Understanding these rules is essential to maintaining Charleston’s historic charm while complying with city regulations.
Historic Windows: Restore or Replace?
Historic Preservation Requirements You Must Follow
Charleston’s historic districts come with a set of detailed preservation rules that must be followed for any window replacement project. These regulations aren’t just guidelines – they’re enforceable standards that aim to protect the city’s architectural heritage. If your property falls within one of these districts, understanding the process and adhering to these standards is crucial. A good place to start is by familiarizing yourself with the role of the Board of Architectural Review (BAR).
What the Board of Architectural Review (BAR) Does
The Board of Architectural Review, or BAR, is Charleston’s key authority for maintaining the historic integrity of its architecture. They oversee exterior changes to buildings in historic districts, including window replacements. The BAR splits its review process into two categories: BAR-S for projects under 10,000 square feet and BAR-L for larger ones.
When evaluating projects, the BAR considers the historic, architectural, and aesthetic significance of the structure, as well as its impact on the surrounding historic streetscape. Their decisions are guided by two key documents – the Secretary of the Interior’s Standards for Historic Preservation and the 2017 BAR Principles for New Construction and Renovation and Repairs. These provide a consistent framework for decision-making.
Window Replacement Rules and Standards
Windows play a critical role in defining the character of historic buildings in Charleston. Because of this, the city enforces strict guidelines for window replacements, especially for properties within historic districts. The overarching principle? Repair historic windows whenever possible and replace only when absolutely necessary. When replacement is unavoidable, the new windows must align with the building’s historic character in terms of size, material, and detailing.
For historic structures, the rules are particularly stringent:
- Vinyl or aluminum cladding over wood frames is not allowed.
- Replacement windows on street-facing elevations for buildings of three stories or less must match the original windows in material – wood for wood, metal for metal.
- On secondary elevations with limited visibility, substitute materials may be considered, but the size, configuration, and general characteristics must still align with the historic windows.
Specific design details are also required:
- Single-pane glazing.
- Jamb liners that match the sash color.
- Double-hung styles with appropriate frame and sash thickness.
- Sloped sills for architectural and waterproofing purposes.
- Check rails that match the proportions of traditional double-hung windows.
The BAR strongly recommends presenting a full-size window sample during the preliminary review process. This allows the board to visually assess the proposed replacement and ensure it meets the required standards before granting final approval.
How to Check if Your Property is in a Historic District
Before diving into any window replacement project, it’s essential to confirm whether your property is located within one of Charleston’s historic districts. The city offers several tools to help property owners determine their status.
One of the most trusted resources is the “Historic Architecture Inventory, 1972-73, Peninsula City, Charleston, S.C.” map, which identifies structures on the peninsula that should be preserved. Additionally, the city maintains updated maps outlining the boundaries of the Old and Historic District, the Old City District, and the Historic Corridor District. These resources are available through Charleston’s planning department.
If your property is within a historic district, you’ll need to secure a Certificate of Appropriateness from the BAR before starting any window replacement work. For projects exceeding 10,000 square feet, pre-application meetings with city staff are mandatory, while smaller projects are encouraged to schedule these consultations as well. These meetings can help clarify requirements and prevent unnecessary delays or errors in the approval process.
How to Get BAR Approval for Window Replacement
If you’re planning a window replacement project in Charleston’s historic districts, securing approval from the Board of Architectural Review (BAR) is essential. This process ensures your project aligns with the city’s historic preservation standards. Here’s a step-by-step guide to navigate the approval process successfully.
Application Submission Steps
Start by gathering all necessary documents and submitting your application. To determine whether your property falls under BAR jurisdiction and to clarify any project-specific requirements, visit the BAR cubicle at the Permit Center at 2 George Street. This in-person consultation can help you avoid potential missteps and ensure you’re on the right track.
You can access the BAR application on the City of Charleston’s website. The application will outline the required documentation, which might include architectural drawings, site plans, structural calculations, and any other materials needed to demonstrate compliance with preservation rules. For window replacement projects, be prepared to provide detailed specifications, such as materials, dimensions, and design details.
If your project involves more than basic repairs or repainting, you may need to hire an architect with experience in historic preservation and familiarity with BAR procedures. Once your application is complete, submit it and prepare for the review process outlined below.
Review Timeline and What to Expect
The review process involves three levels: Conceptual, Preliminary, and Final. Simpler projects, like painting or minor color changes, can often receive approval directly from BAR staff without requiring a full board review.
For more extensive projects, including most residential window replacements, the review process can take up to 30 business days, depending on processing times. The full Board meets twice a month, so projects requiring board-level review may involve additional scheduling and follow-ups. Maintaining clear communication with the Building Inspections Division and promptly addressing any feedback can help keep your project on track.
Emergency Repair Rules and Requirements
Even in emergency situations, BAR approval is required, though the process may be expedited. The BAR oversees repairs and replacements of historic materials visible from public spaces on structures over 50 years old within Charleston’s historic districts.
For emergency repairs, preservation standards prioritize repairing historic materials over replacing them. However, if replacement is unavoidable, BAR may approve in-kind solutions that match the original materials and design. In more complex cases, the removal or replacement of historic elements will be reviewed individually and may require board-level approval at staff discretion. Contact BAR staff immediately if an emergency repair arises to ensure your property’s historic character is preserved.
It’s important to note that the BAR focuses exclusively on aesthetic and preservation concerns. Issues like parking and noise fall under the jurisdiction of the Zoning and Livability departments.
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How to Choose Windows That Meet Historic Requirements
Replacing windows in historic buildings is a careful balancing act between preserving architectural heritage and meeting modern performance needs. The Board of Architectural Review (BAR) has specific guidelines that vary depending on your building’s historic classification. Familiarizing yourself with these distinctions is the first step in choosing windows that comply with preservation standards.
What to Look for When Selecting Windows
Your building’s historic classification plays a key role in determining the type of windows you can install. For properties listed on the National Register, replacement windows must replicate the original design exactly. This includes matching the materials, dimensions, and details of the original windows. For example, in October 2022, the City of Charleston BAR approved replacing original single-glazed wood windows with new wood, true-divided lite sashes that precisely mirrored the originals in size, profile, and pattern. Every element, from the muntins to the glass, must adhere to the building’s historic specifications.
Buildings with less restrictive classifications have more flexibility. For these properties, the BAR has approved insulated aluminum-clad simulated-divided lite windows as replacements for single-glazed wood or steel windows. These replacements must still closely match the original lite pattern and muntin profile, with raised exterior muntin bars on both sides of the glass and a spacer bar in between.
Regardless of the classification, all replacement windows must meet certain technical standards. For instance, windows must be double-hung with frames and sashes of appropriate thickness. Plastic jamb liners are not allowed; instead, jamb liners must match the window sash color. Additionally, sills need to have a sloped design for both architectural consistency and waterproofing. Check rails should also align with the proportions and aesthetics of traditional double-hung windows.
The BAR prohibits certain materials outright, such as vinyl windows, vinyl siding, and commercial metal roofing, as these materials are incompatible with historic architecture. When selecting replacement windows, materials like wood are preferred to ensure alignment with Charleston’s preservation standards.
Custom Window Solutions for Historic Homes
Historic homes often require custom-made windows to achieve an authentic look. Standard, off-the-shelf windows rarely match the unique dimensions, profiles, and details found in Charleston’s historic architecture. Whenever possible, repairing original windows is encouraged. But if replacement is unavoidable, the new windows should replicate the originals in design, materials, and visual appearance.
The location and visibility of the windows also dictate the level of historical accuracy required. Street-facing elevations, for example, demand a closer match to the original design compared to secondary elevations. Windows visible from public areas often require custom manufacturing to recreate details like muntin patterns, sash thickness, and frame profiles. This process ensures historical accuracy while accommodating modern features such as electrical, HVAC, and plumbing systems without compromising the building’s historic integrity.
Skilled craftsmen can recreate these intricate details using either traditional materials or modern alternatives that meet BAR standards. For homeowners navigating these strict requirements, working with experienced professionals is essential.
Icon Window & Door: Historic Window Specialists
For those in need of expert guidance, Icon Window & Door specializes in providing solutions tailored to Charleston’s historic homes. Their expertise lies in creating windows that meet BAR standards while incorporating modern performance features.
Icon Window & Door offers custom sizing and design options to address the unique challenges of historic window replacement. Whether you need true-divided lite wood sashes for National Register properties or aluminum-clad simulated-divided lite windows for less restrictive buildings, they work with top manufacturers to deliver historically accurate solutions.
Their personalized consultation services include site visits to evaluate your property’s historic classification and specific BAR requirements. This ensures that your window selection aligns with both preservation standards and modern needs, such as energy efficiency and weather resistance – key considerations in Charleston’s coastal climate.
Looking ahead, Icon Window & Door plans to introduce hardware solutions that complement their window offerings. These period-appropriate hardware options will maintain historical authenticity while meeting modern functionality demands. By addressing every aspect of the window system, they provide a comprehensive approach that satisfies BAR standards and delivers the performance today’s homeowners expect.
Staying Compliant and Managing Project Costs
Replacing historic windows in Charleston requires a careful balance of compliance, cost management, and preserving the unique character of the city’s architecture. While these projects can be expensive, regular upkeep, timely repairs, and leveraging available funding can help manage costs effectively.
Regular Maintenance to Keep Windows Compliant
Staying on top of routine maintenance is key to avoiding costly repairs and compliance issues. Preservation guidelines emphasize repairing historic windows whenever feasible to maintain their original character and prevent violations. Regular inspections are essential to confirm that historic features remain intact. If any replacements are needed, using incompatible materials or items less than 50 years old may not require review, but work on original elements often demands additional scrutiny or full Board approval.
Seasonal maintenance plays a crucial role in identifying and addressing potential issues early. For example, spring inspections can uncover damage from winter storms, while fall preparations can help mitigate the effects of humidity. Keeping detailed records of repairs, including photos and measurements, can also streamline future approval processes. Consistent maintenance ensures compliance while preserving the historical essence of the windows.
Grants and Tax Credits for Historic Window Projects
Financial assistance programs can significantly reduce the financial burden of historic window projects. The City of Charleston’s Substantial Rehabilitation Program offers loans of up to $80,000, requiring homeowners to contribute at least 20% of the construction costs. Additionally, tax credits can provide substantial savings. South Carolina offers a 25% tax credit for eligible income-producing historic properties, while the Federal Historic Tax Credit provides a 20% credit for qualifying rehabilitation expenses, provided the project meets the Secretary of the Interior’s Standards.
Homeowners should also explore resources offered by the State Historic Preservation Office and Charleston’s Department of Housing and Community Development. These agencies can help identify additional federal, state, and local funding options.
Adding Modern Performance Without Breaking Rules
Modern solutions can enhance the performance of historic windows while respecting their original character. One practical option is window inserts, which improve energy efficiency without altering the appearance of the home or requiring additional review. These custom-made inserts fit snugly within existing window frames, offering insulation while maintaining the historical look.
Window inserts not only boost energy efficiency but also improve acoustic performance. They are available with features such as soundproofing, low-e coatings, blackout options, privacy enhancements, and UV protection. Installation is simple and requires no special tools, making them easy to remove for seasonal maintenance.
Key Points for Charleston Historic Window Replacement
Navigating Charleston’s historic window replacement process can be challenging, but understanding the Board of Architectural Review’s (BAR) strict guidelines and working with preservation experts makes all the difference.
Whenever possible, focus on repairing existing windows rather than replacing them. If replacement is unavoidable, the new windows must closely match the historic building in size, material, lite cut, and detailing. Avoid modern materials that could disrupt the building’s historic character.
Certain materials and features are not allowed in historic structures. For instance, clad windows and plastic jamb liners are prohibited. Instead, windows must be recessed into the wall to create depth and shadow. They should also feature clear, single-pane glazing without tinting. Proper waterproofing is ensured by sloping all sills, and double-hung windows must have frames and sashes with traditional proportions, including appropriately sized check rails. These material and design standards form the foundation for the BAR’s thorough review process.
“Windows are a major character defining feature of a building and should be of good quality, have sufficient relief and depth, and good materials and details.” – Charleston-sc.gov
To prepare for the BAR review, gather all necessary documentation and bring a full-size window sample to the preliminary meeting. Each application is reviewed individually, so it’s important to research your building’s history and document the details of the existing windows. This includes noting muntin materials, configuration, glass type, and decorative elements.
Icon Window & Door is a trusted resource for Charleston’s historic preservation needs. They offer custom window solutions that meet the BAR’s exacting standards for materials and detailing. Their partnerships with top manufacturers ensure high-quality designs that comply with preservation requirements while achieving BAR approval. After installation, ongoing maintenance is essential to protect your investment.
Routine upkeep remains the most effective way to preserve historic wood windows. Even after replacing windows, consistent care ensures they continue to meet preservation guidelines, safeguarding Charleston’s architectural heritage for years to come.
FAQs
How can I find out if my property is in Charleston’s historic district?
If you’re trying to figure out whether your property falls within Charleston’s historic district, there are a few steps you can take. Start by looking up your property records on the Charleston County Property & Permits website or the South Carolina Historic Properties Record. These resources are a good starting point for basic information.
You can also explore the National Register map or the city’s interactive zoning map to review the boundaries of Charleston’s historic districts. These tools can help you get a clearer picture of where your property stands in relation to the district lines.
For a more definite answer, it’s a good idea to contact the Charleston Historic Preservation Commission or your local zoning department. They can provide expert advice and confirm whether your property is officially part of the historic district.
What steps should I take to ensure my window replacement project gets approved by Charleston’s Board of Architectural Review?
To gain approval for a window replacement project in Charleston’s historic districts, it’s crucial to adhere to the Board of Architectural Review (BAR) guidelines. Begin by assembling detailed plans and photographs of your existing windows. Your proposed replacements must align with the city’s historic preservation standards, especially for any changes visible from public streets or sidewalks, as these require BAR review.
While minor repairs might only need staff approval, more substantial changes must go through a full review by the Board. Providing accurate documentation and following preservation principles can significantly streamline the approval process.
Are there financial assistance programs to help with the cost of replacing windows in Charleston’s historic districts?
If you’re looking to replace windows in Charleston’s historic districts, there are several programs that can help ease the financial burden. Options include Historic Preservation Financial Resources, Grants and Financial Incentives from the Preservation Society of Charleston, and the Common Cause Loan Fund, which provides support for repairs to historic properties.
These initiatives aim to help homeowners preserve the character of their historic homes while making it more affordable to comply with preservation guidelines. Make sure to check the specific eligibility criteria and application deadlines for each program to take full advantage of these resources.
