People flock to downtown historic Charleston for many reasons: culture, history, architecture, gardens, food, art, and the list continues.

Whether from the Lowcountry or other parts of the world, people dream of living in one of the beautiful historic homes in Charleston. Thinking about taking that leap and purchasing a home in the Holy City? Let’s talk about what you should consider as you search for a historic house.

What is the historic significance of the house or property?

This is mostly a fun question to ask, but it can also affect how you might use or renovate the property.

A good starting point is to determine the age of the house.  Sometimes the Charleston County tax records include a construction date, though it’s not always accurate. Sanborn maps and other historic maps can be great sources for dating the building and understanding how the footprint may have evolved over time. Sanborn maps were used for insurance purposes starting in the late 1800s and are accessible through local libraries (digital, print and websites).

Historic Charleston Foundation is also a good resource for a house’s history.  The City of Charleston has architectural inventories that categorize the architectural significance of various buildings on the peninsula. If you have the resources, historians like BVL Historic Preservation Research offer services to provide a full history of the property.

Josh Corrigan/Ellis Creek Photography

Is the house under BAR jurisdiction?

The BAR refers to City of Charleston’s Board of Architectural Review (BAR).

This Board, and the city staff who support it, have jurisdiction over much of the architecture in downtown Charleston. Within the Old & Historic District (purple on the map below), the BAR has purview over all changes to the exteriors of homes and properties, as visible from any public right of way.

This includes demolition of buildings or parts of buildings, changes to windows & doors, paint colors, additions and new construction, even hardscape (driveways, fences, etc.).

Many people say, “What about my property rights?” In reality, your property value is greatly dependent on the overall neighborhood and historic district, and the BAR helps ensure the architectural, cultural, and historical integrity of the City.

What’s the difference between BAR jurisdiction in different areas of downtown Charleston?

 The BAR has jurisdiction over any and all changes visible from the public right of way within the Old and Historic District (purple).

Other districts may have more leniency depending on the age of the building, what you’re trying to do, and the location. Below is a helpful chart outlining the Charleston Board of Architectural Review’s purview.

For example, in the gray area of the map, the BAR only has jurisdiction over demolition and no say in what is constructed. But it’s important to note that demo purview includes demolition of any part of the building (such as windows, siding, roofing) or wholesale demolition of a structure.

For more information on the Charleston Board of Architecture Review process, check out my blog post covering how it works.

Can I build a new structure or addition to the house?

To answer this question, we look to the City of Charleston Zoning maps.

First, determine what zone governs the property and then look at the zoning ordinance to see the required front, rear, and side setbacks, and allowable lot coverage. Using a current survey of the property, or the Charleston County GIS maps with building footprints (enter the address, click the icon of a stack of papers at the bottom of the screen, then the arrow by “base layers,” check the box for building footprints), we can typically take an educated guess on whether there is space to expand the house footprint and/or add an accessory structure within the zoning requirements.

If not, it’s still possible to request a zoning variance.  An architect familiar with the City of Charleston approvals process can guide you on the feasibility of an addition or accessory building, in terms of both Zoning and BAR processes.

Can an accessory dwelling unit (ADU) be added to the property?

An accessory dwelling unit, or ADU, is a secondary house or apartment on a property. The “accessory” part of the term is critical. The City of Charleston allows ADUs in most zoning districts if the property owner lives on-site and either rents the ADU to someone or uses it as a guest house (meaning the guest house use is “accessory” to the primary house use).

There is a detailed process for approval, so it’s best to speak with the zoning staff or work closely with an architect. You may notice in the zoning ordinance chart for setbacks, there’s a column for “additional dwelling distance from front lot line,” and some zones say “not allowed.”

This means a second primary dwelling is not allowed in that zoning district; an ADU can still be permitted with zoning administrator approval. As a side note, if an ADU is not allowed in a specific district, it can be possible to have an accessory building, such as a pool house, guest quarters, garage, or office, if it doesn’t have a full kitchen. It can have a kitchenette (no stove/oven) and a bathroom.

Can I rent out all or part of my property? 

Rental income can be important in the big picture of financing and investing in property.

In Charleston, there is a lot of demand for both short and long-term rentals, for tourists, college students, and the workforce. And with that comes some pushback from long-term residents, which has led to various regulations.

Use the zoning maps mentioned above to determine whether the property is in an overlay district, such as Residential Short-Term Rental. Review the zoning ordinance regulations for short-term rentals and accessory dwelling units carefully.  You may also consider reaching out to a real estate lawyer for more guidance.

Should I be worried about flooding at this property?

This is an important question for all properties in Charleston.

Sea levels are rising and there is flooding in Charleston even on sunny days. However, some areas of Charleston are higher than others, and some are more prone to flooding.

Ask the real estate agent and seller about past flooding, but don’t stop there with your research. Check the FEMA website for the property’s flood zone. Enter the street address and ZIP code to find the flood zone.  Then, check out my two-part blog about flood zones and elevation certificates to better understand what you can and cannot do to the property based on the flood risk.

Josh Corrigan/Ellis Creek Photography

Can I afford to restore or renovate a historic house in Charleston?

Restoration of an old house, especially after years of deferred maintenance, can be very expensive. Thankfully, we’ve seen continued increases in property values throughout the Charleston area, which also helps with ROI.

The cost of repairing and/or renovating a house should be factored into the overall investment when purchasing the house. Fortunately, there are tax incentives available for the rehabilitation of historic structures at the state and federal levels for residential and commercial buildings.

These tax incentives (dollar-for-dollar credits – not just deductions) can be 10% to 25% of the applicable construction costs. For more information, check out my blog on tax incentives to see if this could be a good fit for you and your project.

Where do I start?

It can be daunting to search for, purchase, and then renovate a historic house in Charleston.

This is a big investment of both money and energy.  Don’t give up on your dream!

Reach out to a qualified preservation architect to ask for guidance. It can be worth spending a few thousand dollars for a consultation and feasibility study before spending (or potentially wasting) millions of dollars on the right (or wrong) house.