Where History Meets Progress: Navigating Historic Building Permits in Washington, D.C.
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Historic Districts
*Anacostia *Blagden Alley *Bloomingdale *Capitol Hill *Cleveland Park *Colony Hill
*Downtown *Dupont Circle *Emerald Street *Financial *Foggy Bottom *Fourteenth Street
*Foxhall Village *Georgetown *GWU/West End *Grant Circle *Grant Road
*Kalorama Triangle *Kingman Park *Lafayette Square *LeDroit Park *Logan Circle
*Massachusetts Avenue *Meridian Hill *Mount Pleasant *Mount Vernon Square
*Mount Vernon Triangle *Navy Yard *Navy Yard Annex *Pennsylvania Avenue
*Saint Elizabeths East *Saint Elizabeths West *Shaw *Sheridan-Kalorama *Sixteenth Street
*Strivers’ Section *Takoma Park *U Street *Union Market *Walter Reed
*Washington Heights *Woodley Park
Common Historic HPO Applications
If you’re planning any big changes to a historic property, you’ll need to go through the Historic Preservation Review Board (HPRB). These kinds of projects aren’t eligible for the faster, “expedited” review process and have to be discussed in a public meeting:
Demolition: Tearing down a landmark or a contributing building in a historic district, or doing any major demolition work.
New Construction: Putting up a new building, building a large two-story garage, or a garage that’s clearly visible from the street.
Big Additions: Adding on to the front or side of a building, adding a large rear addition (over 250 sq. ft. on one level or 500 sq. ft. on multiple levels), enclosing or building a new front porch, or adding visible roof structures like decks or extra stories.
Major Alterations: Changing the front of a building with things like new dormers or entrances, altering front windows or doors, or removing key architectural features like decorative windows or unique materials.
Major Site Work: Creating new driveways, parking pads, or curb cuts in the front or side yards.
Other Cases: Subdividing historic landmarks, significantly changing property lines, combining or splitting lots, or doing anything beyond the Historic Preservation Office’s (HPO) authority.
Work Qualifying for HPO Review
Some types of smaller projects on historic properties don’t need a full public hearing. Instead, the Historic Preservation Office (HPO) can approve them quickly, as long as the work fits the historic character and meets the Board’s standards. If it doesn’t, then it still has to go to the Historic Preservation Review Board (HPRB). Here are the kinds of work that usually qualify for this faster review:
Repairs or Replacements (using similar or compatible materials): Things like masonry, woodwork, siding, trim, roofing, gutters, downspouts, and waterproofing (as long as it’s not done with damaging methods like sandblasting).
Minor Changes to Windows and Doors: Replacing windows or doors, adding or closing openings, and small changes like basement areaways or window wells.
Low-Visibility Alterations: Rear porches, decks, roof decks, skylights, solar panels, antennas, HVAC systems, and utility meters—basically things that don’t stick out from the street.
Site Features and Yard Work: Fences, walls, steps, patios, sheds, pools, and other garden features, as long as they don’t harm the historic look.
Storefronts and Public Space: Awnings, signs, café setups, canopies, renovations, or temporary use of public space (like for construction dumpsters, barricades, or scaffolding).
Smaller Additions or New Buildings: Additions under 250 sq. ft. (or under 500 sq. ft. if on multiple levels), one-story garages, removing additions that don’t add historic value, or changes to non-historic buildings that fit the area’s character.
Construction Work: Demolishing non-historic buildings, excavation, grading, blasting, underpinning, or getting temporary building/public space permits.
Subdivisions (Minor Lot Changes): Adjusting property lines, converting tax lots to record lots, or subdivisions tied to approved rehab or construction projects (but not involving historic landmarks).
Materials Required for HPO Expedited Review
To get an expedited review from the Historic Preservation Office (HPO), you’ll need to show that your project fits in with the character of the historic property or district. That means sending in the right paperwork and visuals.
What you’ll need to submit:
A completed DC building permit application
Exterior photos of the building you’re working on
Photos of nearby buildings or the neighborhood (if context matters)
Architectural drawings or other materials that clearly explain what you’re planning to do
HPO Staff Contacts
The attached document shows HPO staff assignments by historic district. If your project is not within a historic district, please call (202) 442-7600 or send an email to historic.preservation@dc.gov, giving the name or address of the property, to identify a staff member to contact.
Design Guidelines
When the Historic Preservation Review Board (HPRB) or Historic Preservation Office (HPO) looks at projects that affect historic properties, they use written design standards and guidelines. These guidelines help ensure that decisions are consistent and easy to understand, ensuring that changes are appropriate for historic buildings and neighborhoods.
The guidelines cover different topics, such as:
Building components: doors, windows, walls, roofs, porches, steps, basements, and even utility meters
Major construction: additions, roof decks, and new buildings
Technical issues: sustainability and accessibility
Landscape: public realm and streetscape design manuals
Historic districts: guidelines tailored to the character of specific neighborhoods
On top of that, the District’s Historic Preservation Regulations explain how these standards are applied. For more detailed guidance, they also look to the Secretary of the Interior’s Standards and other National Park Service (NPS) guidelines and briefs.
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This guide provides general information and should not replace professional consultation for your specific project. Permit requirements can change, and individual circumstances may require different approaches.
