A presentation to area real estate professionals by The Landmarks Society of Greater Utica

Hosted by Bonacci Architects

This presentation does not provide legal, tax or accounting advice; the information provided is intended to be general in nature. Interested parties are strongly encouraged to consult their own professional tax, accounting and legal advisors on individual tax

matters, or consult the NYS Department of Taxation and Finance or the Internal Revenue Service (IRS). The presenters are not responsible for the information or advice provided here as it may affect specific tax consequences.

www.uticalandmarks.org June 2012

What Makes a Property “Historic”?

¨  Age: 50 years or more, or exceptional significance

¨  Designation or location in a district: - National Historic Landmark - National Register of Historic Places - State Register of Historic Places - Local Historic District

¨  Integrity: materials, design, setting

¨  Significance: association with individuals; distinctive style or architect; can yield unique info about our shared past

"When you preserve historic properties, you're not just saving a building or plot of land, you're protecting

part of your community's character and giving buyers a reason to want

to live there. And for a REAL ESTATE PROFESSIONAL,

that's just good business.”

-Realtor Magazine Online

Benefits of Historic Preservation HISTORY/ SENSE OF PLACE / QUALITY OF LIFE •  Authentic and unique sense of place, creating increased connection to our shared cultural heritage, stimulating

community renewal, building pride, providing hands-on educational experiences, and generating tourism

•  Historic Preservation spurs revitalization of traditional downtowns, which results in millions of dollars of public and private investment, rehabilitated buildings stay on the tax roles, and businesses (usually smaller or independent merchants) locate in the rehabbed spots because they are generally of a smaller scale

•  Heritage Tourism results in millions in revenue annually for New York and provides thousands of jobs

•  Value to local history & school curriculums, with programs such as the “Teaching with Historic Places” program,

introduces our children (and their parents) to local, state and national history

Benefits of Historic Preservation INCREASED VALUE/ SAVINGS FOR OWNERS •  Properties located within locally designated historic districts are statistically worth more, appreciate faster, and

retain more of their value, thus increasing resale and market values and enlarging the tax base

•  Preservation creates more jobs through construction, real estate sales, heritage tourism than new construction

•  Potential of decreased taxes for owners through use of credits and incentives

•  Potential cost savings to renovate rather than to build new

•  Leverage small private investment through grants, loans and tax credits for qualifying properties

Benefits of Historic Preservation SUSTAINABILITY/ “GREEN”/ ENERGY SAVINGS •  Restoration is the ultimate recycling; the “greenest” building is one that is already built

•  Save money and time through the reuse of durable, high quality building materials (some may not be available

anymore), plus less debris in landfills from demolition and construction is good for the environment and budgets

•  Reuse of municipal infrastructure; anti-sprawl; savings to municipalities result in lower tax rates

•  Energy savings (none used for demo, construction, plus the reuse of embodied energy in existing buildings)

•  Life span of new buildings (20-35 years) vs. historic (100-200+)

•  Best sight locations and orientation, natural light and ventilation yield ongoing energy savings and comfort

Did You Know? There are about 300 billion square feet of space in the United States today. The Brookings Institution predicts that we will demolish nearly 1/3 of our building stock in the next 20-25 years, or about 82 billion square feet of existing space. It will take as much energy to demolish and reconstruct that 82 billion square feet of space as it would to power the entire state of California (the 10th largest economy in the world, population 36 million) for 10 years. Demolishing 82 billion square feet of space will create enough debris to fill 2,500 NFL stadiums. If we were to rehab even 10% of this, we would save enough energy to power the state of NY for well over a year. •  Construction debris accounts for 25% of the waste in the municipal waste stream each year.

•  The average embodied energy in existing buildings is 5-15 gallons of gasoline per square foot. The average embodied energy in a 250,000 square-foot office building is 3.75 million gallons of gasoline.

•  Recent calculations indicate that it takes about 65 years for an energy efficient new building to save the amount of energy lost in demolishing an existing building.

•  Far from being "energy hogs," some historic buildings are as energy efficient - or more so - than buildings constructed in later decades. Data from the U.S. Energy Information Agency finds that buildings constructed before 1920 are actually more energy-efficient than those built at any time afterwards (except those built after 2000).

•  In 1999, the General Services Administration examined its building inventory and found that utility costs for historic buildings were 27% less than for more modern buildings.

•  It takes a lot of energy to construct a building - for example, building a 50,000 square foot commercial building requires the same amount of energy needed to drive a car 20,000 miles a year for 730 years.

From the National Trust for Historic Preservation http://www.preservationnation.org/information-center/sustainable-communities/sustainability/green-lab/

Scenic & Historic District “A historic district is a group of buildings, properties, or sites that have been designated by one of several entities on different levels as historically or architecturally significant. Buildings, structures, objects and sites within a historic district are normally divided into two categories, contributing and non-contributing. Districts greatly vary in size: some have hundreds of structures, while others have just a few.” (from Wikipedia) •  Residential property values increased by 5-35% per decade in historic districts over the values in similar but

undesignated neighborhoods; Higher property values and rates of appreciation raise the value of investments, promoting increased levels of home ownership and longer span of residence

•  Local districts protect the investments of owners and residents through design and zoning laws, and buyers

know that the aspects that make a particular area attractive will be protected over time

•  Real estate agents in many cities use historic district status as a marketing tool to sell properties

•  Local districts encourage better design, a sense of community and greater investment appeal •  Historic districts provide a glimpse into the past, provide educational benefit and boost civic pride

•  A local district can result in heritage tourism and can be a community's most important asset and attraction

•  Historic districts enhance the business climate, since companies locate where there is good quality of life

•  Designated historic districts tend to have higher rates of participation in neighborhood associations and improvement projects, which protects neighborhoods from decline and disinvestment

•  In Utica, properties are protected by “Design Review Guidelines” and the Scenic & Historic Commission

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Scenic&

Historic

LegendScenic & Historic District

Utica Boundary

Water

Roads

1 inch equals 1,250 feet

Map Produced June 15, 2004

This information though believedaccurate is not guaranteed.

City of UticaDepartment of Urban andEconomic Development

1 Kennedy PlazaUtica,NY 13502(315) 792-0181

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Location Map

Utica

Utica, NY

National Register ofHistoric Places

Design guidelines at: http://www.cityofutica.com/pdf/udg.pdf

Scenic & Historic District, FAQs Q: How do I find out if a property is locally protected? A: See Scenic & Historic District map in this packet, or contact the municipality’s planning department.

Q: Is National Register Listing the same as being locally designated?

A: NO. The National Register is America’s official list of historically significant structures. A National designation mandates that a property must be considered in the planning of federal or federally assisted projects impacting the registered property; qualifies it for financial assistance from governmental funds for historic preservation when these funds are available; and a listing is a prerequisite to accessing tax credits in most cases. Locally designated properties are protected by individual municipalities through a local ordinance and by a design review process, and automatically qualify for protection under local statutes.

Q: Can alterations be made to designated properties?

A: YES. Local designation does require that the Scenic & Historic District Commission review and approve exterior changes to designated properties. Local designation does not prevent updating or refurbishing properties to suit modern needs, it simply ensures that such changes are historically appropriate. For more information about the design review process, contact Utica’s Urban & Economic Development Department at 315-792-0181.

Q: What kinds of changes are regulated? A: ALL exterior changes such as demolition, additions, windows, siding, porches, fences, painting, signs, lighting and ANY other work that alters the property must be reviewed and receive a Certificate of Appropriateness (COA). Repairs considered to be routine maintenance (such as painting or replacing deteriorated material with the same material) may also need to be reviewed. Contact the Urban & Economic Development Department at 315-792-0181 to determine whether your work will require a COA and for an application. Contact the Utica Building Codes & Permits Department for information on other building permit requirements at 315-792-016. Q: What are the advantages of local designation?

A: Statistically, property values tend to be higher for both landmark and historic district properties. Preservation through local designation helps revitalize communities, creates jobs, attracts tourists and has had a positive effect on the local economy. Properties in Utica’s historic district are eligible for the façade grant program. Contact Utica’s Urban & Economic Development Department at 315-792-0181 for details and an application.

1.  Challenges for Realtors 2.  Tips for Realtors 3.  How Do I Start? 4.  NPS Preservation Briefs 5.  Common Hazardous Materials 6.  Timeline of Architectural Styles 7.  Architectural Style Guides 8.  Tax Credits 9.  Other Financial Tools 10.  Online Resources

Broker’s Tool Kit

Challenges for Realtors

Marketing - Historic properties are unique and require specialized marketing and advertising outlets. Valuation - Unlike cookie-cutter houses in tract developments, historic properties can be a challenge to value. Since each property is unique, it's often difficult to find comparable sales. In addition, historic homes often have an inherent value to their buyers that isn't reflected in comps. Time - Patience is indeed a virtue when it comes to selling historic properties. Condition - Historic properties are, by definition, old - many are more than 100 years old. Electrical, plumbing and roof issues can be common, especially if there was deferred maintenance. That's why many sellers of historic properties prefer that their homes be marketed by those familiar with older homes; that way, they can avoid “nit-picking” during the inspection process because the buyers have been pre-educated, and know what to expect from an older home. Insurance and Appraisals - A number of insurance companies have specific policies for historic homes. These firms recognize the significant architectural value of these properties and provide coverage that will guarantee replacement-in-kind, restoration consultants, specially trained appraisers and much more. The National Trust for Historic Preservation has a helpful publication called, Appraising Historic Properties. Codes, Lead Paint and Asbestos - Existing NYS codes recognize the special character of historic structures and allow exceptions from the building code provided the exemptions do not affect the safe design, use or construction of the property. Alternatives may be considered if building characteristics are in jeopardy. Interested parties should engage an architect who is familiar with historic preservation to complete a codes analysis before purchasing or renovating any historic structure. Almost every historic structure contains some lead-based paint and/ or asbestos that may require abatement.

Tips for Realtors ¨  Prepare marketing materials which emphasize the

historical value and location of the home

¨  Research and prepare a short written history of the property, if none has already been attempted; Government offices and the local library may be of assistance, as will the area's historical society

¨  Several Internet sites specialize in the buying and selling of older homes: www.historicforsale.com www.oldhouses.com www.preservationdirectory.com www.antiquehomesmagazine.com http://historicrealestate.preservationnation.org

¨  Send email brochures to your clients, other Realtors within a 25-mile radius, and to the local newspapers

¨  Contact area newspapers and suggest an article on the home's history, beauty and significance

¨  Create a webpage specifically for your older home with a virtual photographic tour

¨  Hold a special open house at your property in cooperation with the area Landmarks or Historical Society

¨  Advertise in publications which are designed for restoration or older/ estate homes; This Old House, Preservation Magazine and New York Times Real Estate

¨  Become familiar with the federal, state, and local regulations related to historic preservation; Consider writing an article for inclusion in your local newspaper on the topic of preservation and restoration; Make sure you mention your property!

¨  Prepare display materials for clients to view at the home: photo album of home, a copy of the home's documented history, copies of newspaper articles about the home, issues of relevant magazines, tips for restoring an older home, list of websites which are relevant

¨  Do a direct mailing of the property to the local preservation community, they can be your best ally!

From Caron Mosey, Women's Council of Realtors and an agent with Keller Williams Realty

How Do I Start? Before buying an older house, you should first determine the condition of the building by thoroughly inspecting it with a trained professional, such as an architect, structural engineer, or a licensed building inspector with renovation experience. A local preservation organization, like Landmarks, can recommend an appropriate selection of contractors to choose from. Carefully map out what you want to accomplish and budget how much money you can afford to spend. The next step is research. The more you know about your house, the more accurate your restoration will be. You will also save money by eliminating as much guess work as possible before beginning any actual work. ¨  Search for deeds, tax records, property abstracts, and maps to determine your house’s previous

owners and the history of the building. Your city or county records office can help you begin. ¨  Look through city directories, census records, photos and insurance maps for information on the

house’s history. Your public library and local historical society might have this information. ¨  Conduct a search of the house and yard. An architect or archaeologist can offer advice as to

what to look for. Don’t forget to search the rafters for items that may have been left behind. ¨  To determine whether the house is a designated historic structure on the local, state, or national

level, or to find out if it is within a historic district, contact your State Historic Preservation Office (SHPO) or local municipality’s planning office.

¨  If your house is a locally designated historic structure, or in a historic district, you may need local approval to make any changes to the exterior. Ask your local planning office.

¨  Easements or other tax abatement programs may be available to you. Again, your local planning office and local preservation commission are the best sources of information.

From the National Trust for Historic Preservation Resource Center

Information Sheet #1 - HOW TO PRESERVE YOUR HISTORIC HOME

How Do I Start?

“What Every Restorer Should Know,” by Susan Morse January/February 1989 issue of Historic Preservation Magazine.

¨  Make every effort to use the building for its original purpose

¨  Do not destroy distinctive original features

¨  Recognize all buildings as products of their own time

¨  Recognize and respect changes that have taken place over time

¨  Treat sensitively distinctive stylistic features or examples of skilled craft work

¨  Repair rather than replace worn architectural features when possible; When replacement is necessary, new material should match the old in design, composition, and color

¨  Clean facades using the gentlest methods possible; Avoid sandblasting and other abrasive or damaging methods

¨  Protect and preserve affected archeological resources

¨  Compatible contemporary alterations are acceptable if they do not destroy significant historical or architectural fabric

¨  Build new additions so they can be removed without impairing the underlying structure

"Ten Basic Principles for Sensitive Rehabilitation”

NPS - Preservation Briefs

1 Cleaning and Water-Repellent Treatments for Historic Masonry Buildings

2 Repointing Mortar Joints in Historic Masonry Buildings

3 Improving Energy Efficiency in Historic Buildings

4 Roofing for Historic Buildings

5 The Preservation of Historic Adobe Buildings

6 Dangers of Abrasive Cleaning to Historic Buildings

7 The Preservation of Historic Glazed Architectural Terra-Cotta

8 Aluminum and Vinyl Siding on Historic Buildings: The Appropriateness of Substitute Materials for Resurfacing Historic Wood Frame Buildings

9 The Repair of Historic Wooden Windows

10 Exterior Paint Problems on Historic Woodwork

11 Rehabilitating Historic Storefronts

12 The Preservation of Historic Pigmented Structural Glass (Vitrolite and Carrara Glass)

13 The Repair and Thermal Upgrading of Historic Steel Windows

14 New Exterior Additions to Historic Buildings: Preservation Concerns

15 Preservation of Historic Concrete

16 The Use of Substitute Materials on Historic Building Exteriors

17 Architectural Character—Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving their Character

18 Rehabilitating Interiors in Historic Buildings — Identifying Character-Defining Elements

19 The Repair and Replacement of Historic Wooden Shingle Roofs

20 The Preservation of Historic Barns

21 Repairing Historic Flat Plaster—Walls and Ceilings

22 The Preservation and Repair of Historic Stucco

23 Preserving Historic Ornamental Plaster

24 Heating, Ventilating, and Cooling Historic Buildings: Problems and Recommended Approaches

25 The Preservation of Historic Signs

26 The Preservation and Repair of Historic Log Buildings

27 The Maintenance and Repair of Architectural Cast Iron

28 Painting Historic Interiors

29 The Repair, Replacement, and Maintenance of Historic Slate Roofs

30 The Preservation and Repair of Historic Clay Tile Roofs

31 Mothballing Historic Buildings

32 Making Historic Properties Accessible

33 The Preservation and Repair of Historic Stained and Leaded Glass

34 Applied Decoration for Historic Interiors: Preserving Historic Composition Ornament

35 Understanding Old Buildings: The Process of Architectural Investigation

36 Protecting Cultural Landscapes: Planning, Treatment and Management of Historic Landscapes

37 Appropriate Methods of Reducing Lead-Paint Hazards in Historic Housing

38 Removing Graffiti from Historic Masonry

39 Holding the Line: Controlling Unwanted Moisture in Historic Buildings

40 Preserving Historic Ceramic Tile Floors

41 The Seismic Retrofit of Historic Buildings: Keeping Preservation in the Forefront

42 The Maintenance, Repair and Replacement of Historic Cast Stone

43 The Preparation and Use of Historic Structure Reports

44 The Use of Awnings on Historic Buildings: Repair, Replacement and New Design

45 Preserving Historic Wooden Porches

46 The Preservation and Reuse of Historic Gas Stations

47 Maintaining the Exterior of Small and Medium Size Historic Buildings

http://www.nps.gov/tps/how-to-preserve/briefs.htm

Preservation Briefs help historic building owners recognize and resolve common problems prior to work. The briefs are especially useful to Historic Preservation Tax Incentives Program applicants because they recommend methods and approaches for rehabilitating historic buildings that are consistent with their historic character.

Common Hazardous Materials

The following is provided as information only. Before working with hazardous materials or in an environment containing potentially hazardous substances, consult a professional. Asbestos: Commonly present in buildings built after 1870, buildings renovated since 1870, and additions to buildings made after 1870. Asbestos may be found in insulation, roofing materials, wallboard, flooring, chimneys, paint, plaster, wallpaper, exterior sheathing, and more. As material used widely and in a multitude of applications, it is wise to assume that asbestos is present in your building. Mesothelioma, is a lung cancer that may be caused by inhaling asbestos fibers. For the best information: Environmental Protection Agency www.epa.gov/asbestos Lead: Lead was used extensively in paint until the mid 1900′s, and was outlawed for use in residential construction in 1978. Disturbing surfaces bearing lead based paints, chips and lead bearing dust may be ingested or inhaled, can pose a significant health risk. Lead is also found in solder, roofing metals, piping, and other materials because of its waterproofing quality. For information about lead contact the or For the best information: Environmental Protection Agency (http://www.epa.gov/lead) The Oneida County Dept. of Public Health (http://ocgov.net/oneida/health) NTHP: http://www.preservationnation.org/information-center/sustainable-communities/lead-paint/ Animal Matter: Present in the form of animal excrement including rodent droppings, urine, and bat and pigeon guano and feathers. Hantavirus is carried by rodent material and Ornithosis is harbored in guano; both are carried by airborne particles into the respiratory system. Care must be taken to protect from inhaling contaminated particles, and the skin should be kept covered with dust masks, goggles and rubber gloves. Skin and clothing should be washed with disinfectant soap or bleach after each contact with potentially contaminated material. For the best information: http://www.health.ny.gov/environmental

Common Hazardous Materials

Radon: Radon is a radioactive gas produced by the decay of radium. It is harmful when inhaled and is known be a cause of lung cancer. Radon test kits are available at hardware stores, or you may contact an environmental contractor for testing. Radon may accumulate in basements and crawl spaces and where ventilation is poor. Contact your local building department for more information on radon in your community. Underground Storage Tanks: Generally fuel storage tanks, they are likely to develop leaks after 15 years. For help in detecting tanks, you will need to research the prior use of your building (consult your local library for historical resources) and contact your building department for permit history. For the best information: Environmental Protection Agency www.epa.gov General reference: Coping With Contamination: A Primer for Preservationists (a National Trust for Historic Preservation publication) by Carol Andrews ISBN13: 978-0891335412

Timeline of Architectural Styles

¨  Federal (1820-1850) ¨  Greek Revival (1820-1870) ¨  Gothic Revival (1830-1870) ¨  Romanesque Revival (1840-1870) ¨  Renaissance Revival (1850-1940) ¨  Italian Villa (1850-1890) ¨  Italianate (1860-1900) ¨  High Victorian Gothic (1860-1890) ¨  French Second Empire (1860-1900) ¨  Stick (1860-1900) ¨  Queen Anne (1870-1900) ¨  Eastlake (1870-1900) ¨  Shingle (1870-1900) ¨  Richardson Romanesque

(1880-1900)

¨  Beaux-Arts Classicism (1890-1930) ¨  Late Gothic Revival (1900-1940) ¨  Colonial Revival (1870-1970) ¨  Jacobethan Revival (1890-1930) ¨  Neo-Classical Revival (1890-1940) ¨  Commercial (1880-1940) ¨  Sullivanesque (1890-1940) ¨  Spanish Revival (1900-1950) ¨  Tudor Revival (1900-1960) ¨  Bungalow (1910-1950) ¨  American Foursquare (1910-1950) ¨  New Formalism (1960-present) ¨  Brutalism (1960-present)

Architectural Style Guides ¨  A Field Guide to American Houses

by Virginia & Lee Mcalester ISBN13: 9780394739694

¨  The Abrams Guide to American House Styles by William Morgan ISBN13: 9780810972308

¨  Identifying American Architecture : A Pictorial Guide to Styles and Terms: 1600-1945 by John J. G. Blumenson, Nikolaus Pevsner ISBN13: 9780393306101

¨  What Style Is It?: A Guide to American Architecture by John C. Poppeliers, Nancy B. Schwartz, S. Allen Chambers ISBN13: 9780471250364

¨  The Penguin Dictionary of Architecture and Landscape Architecture by John Fleming (Author) ISBN13: 9780140513233

¨  Powell’s Books www.powells.com

¨  Van Alen Books www.vanalen.org/books

¨  Strand Bookstore www.strandbooks.com

¨  William Stout Architectural Books

www.stoutbooks.com

Tax Credits

¨  20% federal income tax credit for certified historic structures

¨  20% NYS income tax credit for the rehabilitation of income-producing historic buildings

¨  20% NYS income tax credit for the rehabilitation of owner-occupied historic residences

¨  25% NYS Barn tax credit for income-producing barns in service before 1936

•  National Register Listing

•  Certified rehabilitation

•  Secretary of the Interior’s “Standards”

•  Income generating vs. residential

•  Location, census tract

•  Benefits capped

Other Financial Tools

¨  Preservation Easement tax deduction ¨  Grants (federal, state, local and private foundations) ¨  FHA loans for historic property (HUD) ¨  Local façade programs/ CDBG (Urban & Economic Development/ HUD) ¨  USDA rural housing ¨  Technical and design assistance from local Landmarks/ Historical Societies

may be contributed ¨  Section 108 loans (HUD/ CDBG) ¨  Brownfields Economic Development Initiative (HUD) ¨  Small Business Guaranteed Loans (Section 7A) ¨  Local tax exemptions and programs ¨  Cuomo’s Disaster Response Program

Online Resources FEDERAL National Parks Service - Preservation Briefs (NPS) http://www.nps.gov/tps/how-to-preserve/briefs.htm National Trust for Historic Preservation (NTHP) http://www.preservationnation.org and http://www.lib.umd.edu/NTL Advisory Council on Historic Preservation (ACHP) http://www.achp.gov STATE New York State Office of Parks, Recreation & Historic Preservation (SHPO) http://www.nysparks.com Preservation League of New York State (PLNYS) http://www.preservenys.org LOCAL City of Utica http://www.cityofutica.com/EconomicDevelopment/Planning/Scenic+and+Historic+District.htm The Landmarks Society of Greater Utica http://www.uticalandmarks.org Oneida County Historical Society http://www.oneidacountyhistory.org

Online Resources •  Internal Revenue Service - Publication 526, Charitable Contributions

http://www.irs.gov/pub/irs-pdf/p526.pdf

•  National Park Service - Historic Preservation Certification Applicationhttp://www.nps.gov/tps/tax-incentives/application.htm

•  National Park Service - National Register of Historic Places http://www.nps.gov/nr/

•  National Park Service - Secretary of the Interior's Standards for Rehabilitation http://www.nps.gov/hps/tps/standguide/

•  New York State SHPO - State Rehabilitation Tax Credits http://nysparks.com/shpo/tax-credit-programs/

•  Preservation League of NYS - Public Policy Issues https://preservenys.org/01_what_pub_issues.html/