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RENOVATE RENOVATE RIGHT !RIGHT !
Historic Renovation 101Historic Renovation 101
Before
After
Edward “Kid” Ory’s House 2133 Jackson
Ave.
711 Caffin Avenue711 Caffin AvenueHoly Cross NeighborhoodHoly Cross Neighborhood
BEFORE
Rear portion of the house before renovation by PRC
AFTERFront and back of Caffin Avenue after PRC’srenovation.
5014 Dauphine Street5014 Dauphine StreetHoly Cross NeighborhoodHoly Cross Neighborhood
BEFORE
AFTERRenovation by Operation Comeback
4804 Dauphine Street4804 Dauphine StreetHoly Cross NeighborhoodHoly Cross Neighborhood
BEFOREDuring Hurricane Katrina, a large pecan treefell on this home. The PRC purchased the houseand renovated it to its original historic footprint.
AFTERThe original side entry was discoveredwhen the tree was removed.
603 Forstall Street603 Forstall StreetHoly Cross NeighborhoodHoly Cross Neighborhood
BEFORE
AFTER603 Forstall was donated to the
Holy Cross Neighborhood Associationfor use as a community garden center.
707 Caffin Avenue707 Caffin AvenueHoly Cross NeighborhoodHoly Cross Neighborhood
BEFOREThis house was renovated utilizing the Historic BuildingRecovery Grant Program, which isfunded by a grant from the U.S.National Park Service.
AFTER
5 STEPS5 STEPS for developing a for developing a
renovation strategyrenovation strategy 1. Obtain initial financing
2. Identify property
3. Assemble team
4. Create a plan and a documentation checklist
5. Re-evaluate budget
1. OBTAIN FINANCING1. OBTAIN FINANCING• Secure Loan Pre-approval / Letter of Intent for a Renovation and/or Construction Loan
• Gather Intelligence Attend First Time Homebuyer Consult RealtorsAsk questions of anyone you know or meet who has renovated a houseAttend Renovators’ Happy Hours
• Determine what route will best suit you. Gut rehab? Minor repair? 5-year plan? Choose project according to its ability to qualify for tax credits (what kind!?)?
2. IDENTIFY PROPERTY2. IDENTIFY PROPERTYConfirm Location Choice
- Commute - Neighborhood Amenities- Is this a Historic District? - Attend PRC’s Great Neighborhood Sellabration (Sept 17th, 2011)
Determine Feasibility for the specific property by looking at:
- Borrowing power (be sure to know the # of square feet)- Time Parameters- Commitment Level
Calculate Rate of Return
- Does the future value, after construction, exceed the total loan amount?- Are there tax incentives?
3. ASSEMBLE 3. ASSEMBLE TEAMTEAM
Owner: Manages team members
LenderAs previously secured
RealtorMeet at Great Neighborhood Sellabration
Insurer•LA Dept. of Insurance
http://www.ldi.state.la.us/
Architect / DesignerAmerican Institute of Architects visit construction sites
General Contractorpreserveneworleans Yahoo! groupHome Builders Association Remodelers’ Councilwww.gnoinfo.comwww.angieslist.comCity of New Orleanswww.cityofno.com/pg-2-1-residents.aspx
City of New Orleans is a team City of New Orleans is a team member!member!
Exterior work is subject to review by the Exterior work is subject to review by the Historic District Landmarks Commission (HDLC)Historic District Landmarks Commission (HDLC) if: if:
1) located in a designated Local Historic District or 1) located in a designated Local Historic District or 2) locally nominated Landmark Building2) locally nominated Landmark Building
Do you need design approval?
New Orleans Historic DistrictsNew Orleans Historic Districts
4. PLAN & DOCUMENT4. PLAN & DOCUMENTOPTION I: Contract with Architect and gen. contractor
Owner sets project parameters
Team members perform work
Approved plan meets lender approval
Contract General Contractor or Hire Subcontractors. Anyone you pay should
BE WILLING TO SIGN A CONTRACTHAVE INSURANCEPROVIDE REFERENCES
OPTION II: Contract Design/Builder
Contractor is also Architect
Floor plans are fluid and informed by clients’ changes
4. PLAN & DOCUMENT4. PLAN & DOCUMENT
OBJECTIVE I: Stick to the Plan
OBJECTIVE II: Pay only for services rendered-according to the contractDocument all Change Orders– don’t pay for promises!Consult Team on change-orders
OBJECTIVE III: Adapt to changes and overcome obstacles– STAY MOTIVATED!Concealed Conditions may reveal new challenges.
4. PLAN & DOCUMENT4. PLAN & DOCUMENT
Historic Materials
• Bargeboard• Brick between posts• Masonry• Stucco / Plaster• Wood frame w/
weatherboard
Bargeboard
Historic materials typicallyfound in historic homesin this region:
Detail of Bargeboard Construction:Interior Wallscirca 1840s House
Historic Materials
Weatherboard Exterior
Historic Materials
Brick-between-post house,circa 1850s
Historic Materials
Historic Masonry Town-house,
Historic Materials
Stucco, scored to look like stone atop masonry
Historic MaterialsPlaster interior walls
Wood frame construction w/ weatherboard exterior
Historic MaterialsWood Frame
Before After
PRC ResourcesPRC ResourcesSalvage WarehouseSalvage Warehouse
Deconstruction/Salvage Program
Saving unique architectural itemsEnvironmentally friendly
Rebuilding Together
Renovate Right!Renovate Right!Ask PRC’s Operation Comeback & Ask PRC’s Operation Comeback &
Education and Outreach Program StaffEducation and Outreach Program Staff Staff hours: 9 a.m. – 5 p.m., Monday - FridayStaff hours: 9 a.m. – 5 p.m., Monday - Friday Available for 10 minute consults for walk-ins, 30 minute Available for 10 minute consults for walk-ins, 30 minute
sessions by appointment, longer by feesessions by appointment, longer by fee Renovation KioskRenovation Kiosk Preserve New Orleans blogPreserve New Orleans blog Host “Renovators’ Happy Hour” eventsHost “Renovators’ Happy Hour” events Stage workshops on financing, acquisition, renovationStage workshops on financing, acquisition, renovation Put on “Historic House Specialist” seminars for realtorsPut on “Historic House Specialist” seminars for realtors Manage all aspects of the PRC’s renovations of blighted Manage all aspects of the PRC’s renovations of blighted
properties for resaleproperties for resale Shotgun House Month events & Great Neighborhood Shotgun House Month events & Great Neighborhood
SellSellabrationabration www.prcno.org or 504-581-7032www.prcno.org or 504-581-7032
Block of General Taylor StreetBlock of General Taylor StreetUptownUptown
BEFORE
AFTER
Once abandoned and blighted, this row of 8 double shotguns was renovated by the PRC and the homes were returned to commerce. The project also highlighted the importance of preserving our streetscapes.