When you’re looking at a historic building with its deteriorating cornices, worn masonry, and aging structural elements, it might be time to give it a worthy makeover. However, hiring the wrong contractor can turn a restoration project into a costly disaster.
Many building owners learn this the hard way – after they’ve already committed to a contractor who seemed fine on paper but lacked the specific skills needed for historical restoration work.
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Key Takeaways
- Building restoration needs special skills – not all regular construction contractors can do it well.
- Watch out for contractors who want to replace historical parts with modern materials without trying to preserve them first.
- A good restoration proposal should explain exactly how they’ll fix your building and what materials they’ll use.
- Check references from projects done at least 5 years ago to see how their work holds up.
- Ask for proof of their previous restoration work and their team’s training.
- Choose someone who understands historical buildings, not just the lowest price.
What Sets Restoration Apart from Regular Construction
Building restoration isn’t your typical construction project. A contractor might be excellent at new construction but completely out of their depth when dealing with historical materials and techniques.
The expertise is shown in the details, such as understanding how to match historical mortar compositions or knowing the proper techniques for canopy and entrance restoration.
Red Flags That Should Stop You in Your Tracks
Watch out for contractors who suggest quick fixes for complex problems. If someone tells you they can “just replace” historical elements with modern materials without discussing preservation options, that’s a major concern. Similarly, be wary of those who can’t explain their restoration process in detail or who seem dismissive of historical preservation techniques.
Some specific warning signs include:
- Lack of detailed documentation about previous restoration projects
- Vague responses about their experience with your building’s specific architectural style
- Reluctance to discuss their subcontractors’ restoration experience
- Pushing for modern replacements without exploring restoration options
What a Proper Restoration Proposal Should Include
A quality restoration proposal isn’t just about the price tag. It should outline their understanding of your building’s specific needs. For instance, if you’re dealing with building facade restoration, the proposal should detail their approach to cleaning methods, repair techniques, and material matching. Look for specifics about:
- The restoration sequence – for example, explaining why they need to address water infiltration issues before tackling decorative element restoration. The proposal should lay out a clear timeline showing how different restoration elements depend on each other.
- Material specifications – not just listing materials, but explaining why certain types are recommended. For instance, if they’re proposing a specific type of mortar, they should explain why it’s appropriate for your building’s historical masonry.
- Problem-solving approach – detailing how they’ll handle common restoration challenges. If they’re planning to restore original windows, they should explain their process for dealing with lead paint, rotted wood, and hardware preservation.
Evaluating Past Work and References
Don’t just ask for references – ask for references from projects completed at least five years ago. This gives you insight into how their work holds up over time. When you call these references, ask specific questions:
- How did the contractor handle unexpected issues?
- Did they stick to their original timeline and budget?
- How did they handle historical preservation requirements?
- What kind of documentation did they provide during and after the project?
Documentation That Matters
A professional restoration contractor should readily provide several types of documentation. Beyond basic licensing and insurance, look for:
- Detailed condition assessments of previous projects
- Sample project timelines showing their systematic approach
- Documentation of their team’s restoration-specific training
- Examples of their historical research for similar projects
- Detailed material specifications from past restorations
The Interview Process
Meeting with potential contractors isn’t just about getting a price quote. Use this time to assess their knowledge and approach. Ask them to walk you through how they would handle specific challenges in your building. A knowledgeable contractor should be able to explain:
- Their process for assessing structural integrity
- How they plan to protect undamaged historical elements during work
- Their approach to matching historical materials and techniques
- Their strategy for maintaining historical accuracy while meeting current building codes
Making the Final Decision
Consider creating a detailed evaluation matrix for each contractor you’re considering. Rate them on specific criteria like:
- Understanding of historical construction methods
- Quality of their project documentation
- Clarity of their restoration approach
- Depth of their condition assessment
- Thoroughness of their proposal
- Quality of their communication
Setting Up for Success
Once you’ve selected your contractor, proper documentation becomes crucial. The contract should specify not just costs and timelines but also several key elements:
The detailed scope of restoration work must lay out exactly what will be done – every area to be restored, each architectural element that needs attention, and clear boundaries of what is and isn’t included in the project. Having this spelled out prevents future disputes and ensures nothing is overlooked.
The contract needs to specify the exact materials to be used, down to the precise mortar mix compositions, paint types, and replacement material specifications. This level of detail ensures historical accuracy and prevents contractors from substituting inappropriate modern materials that could compromise the restoration’s authenticity.
A clear approval process for changes is essential, as restoration projects often uncover unexpected issues. The contract should outline who needs to sign off on changes, how they’ll be documented, and how they affect the timeline and budget. This prevents confusion and delays when inevitable adjustments are needed.
Documentation requirements should be clearly stated, covering everything from before-and-after photos to progress reports. Regular photographs, material testing results, and detailed reports of discoveries made during work help track progress and maintain accountability throughout the project.
Communication protocols keep everyone on the same page. The contract should name key points of contact, set expectations for progress meetings, and establish preferred communication methods. A clear escalation process for urgent issues prevents small problems from becoming major setbacks.
Finally, the contract must specify which preservation standards will be followed. Whether these are local historical commission requirements or national preservation guidelines, having these standards clearly stated ensures the final result meets all necessary criteria while preserving the building’s historical integrity.
Long-term Considerations
Remember that your relationship with the restoration contractor doesn’t end when the project is complete. Quality contractors will provide:
- Detailed maintenance guidelines
- Documentation of all work performed
- Specifications for materials used
- Recommendations for future preservation
- Warranty information for both materials and workmanship
The right contractor for your building restoration project isn’t necessarily the one with the lowest bid or the fastest timeline. Look for someone who demonstrates a deep understanding of historical structures, shows clear expertise in restoration techniques, and can articulate a well-thought-out approach to your specific project’s challenges.
