Charleston Historic Architecture: What Home Buyers Should Know

One of the things I love most about Charleston is that you can walk down a street and see hundreds of years of architecture without ever getting in a car.

But there's an important difference between admiring a historic Charleston house and owning one.

If you're thinking about buying an older home here, I want you to appreciate the architecture—but I also want you to understand what you're buying.

People sometimes talk about a "Charleston house" as though every historic home here looks the same.

They don't.

Depending on where you're looking, you'll see Charleston single houses, double houses, Georgian and Federal influences, Greek Revival homes, Victorian-era architecture and homes that have been altered many times over generations.

That's part of what makes Charleston interesting.

A home's age alone also doesn't tell you everything you need to know. Two houses built in the same century may have completely different histories, renovations and maintenance needs.

The Charleston single house is probably the architectural form most closely associated with the city.

These homes are generally narrow, often only one room wide, with the long side of the house running perpendicular to the street.

One of their most recognizable features is the piazza.

And yes—we call them piazzas here.

Historically, the design worked particularly well with Charleston's narrow lots and climate.

Today, those same architectural details are part of the reason people fall in love with these houses.

This is the part I want buyers to understand before they start mentally renovating a house they haven't purchased yet.

Some Charleston properties fall within areas where exterior changes may be subject to review by the City of Charleston's Board of Architectural Review, commonly called the BAR.

If you're looking at a historic property and thinking:

• ✓"I'll replace all these windows."
• ✓"I'll enclose this porch."
• ✓"I'll change the roof."
• ✓"I'll move this exterior equipment."
• ✓"I'll redo the front of the house."

Don't assume you can. Find out first.

Older homes can be wonderful. They can also require a different level of investigation than newer construction.

Here are some of the things I would want to understand before buying one:

• ✓What renovations have already been completed?
• ✓Were permits and required approvals obtained?
• ✓How old are the electrical and plumbing systems?
• ✓What is the condition of the roof?
• ✓Have there been structural repairs?
• ✓Is there evidence of moisture intrusion?
• ✓What is the condition of the windows?
• ✓Is there termite or wood-destroying-organism history?
• ✓Is flood insurance a consideration?
• ✓Are there restrictions affecting future exterior changes?

That doesn't mean an old house is a bad house. It means you should know what you're buying.

One of the reasons Charleston's historic homes are special is that they don't look like new construction.

The old floors may not be perfectly level. The windows may not look brand new. The proportions and details may be different from what you'd build today.

That's often the point.

If you want a completely maintenance-free house where everything can easily be replaced with the newest material available, a historic property may not be what you're looking for.

But if you love the craftsmanship, history and quirks that come with an older home, Charleston gives you some extraordinary options.

Don't fall in love with a renovation plan before you understand the property.

First understand the house. Then understand what you can change. Then decide whether it's the right house for you.