Choosing the Right Historic Building Restoration Contractors

Owning a historic property is a point of pride. Restoring it the right way protects value, character, and safety. The hardest part is choosing the right historic building restoration contractors who know how to honor the past and deliver solid, lasting work.

This guide walks you through the steps to hire with confidence. You will learn what to ask, what to check, and how to compare bids without guesswork.

Historic Restoration Contractors

Choosing a team with true historical skills matters. Modern construction practices do not always fit older buildings. Teams like Fifty Three Restorations understand original materials, period details, and standards that keep your building authentic and sound.

What They Do

• Assess the building’s condition and risks.
  
• Match original materials and methods where possible.
  
• Stabilize structure, envelope, and finishes.
  
• Repair, not replace, when repair is feasible.
  
• Document work for permits, reviews, and your records.
  

How They Work

• Start with careful inspection and photos.
  
• Open small test areas before full removal.
  
• Use reversible methods when practical.
  
• Keep samples of paint, mortar, and trim for matching.
  

Vetting Restoration Contractors

Hiring on price alone can backfire. Vet skill, process, and fit.

Check Experience

• Ask for three similar historic projects.
  
• Request before-and-after photos and references.
  
• Look for work aligned with your property type and era.
  

Check Familiarity

• Ask about the Secretary of the Interior’s Standards.
  
• Confirm knowledge of lead-safe rules for pre-1978 buildings.
  
• Review their plan to match original profiles and materials.
  

Scope With Your Contractor

A clear scope avoids change orders and cost creep. It also helps you compare apples to apples.

Define the Scope

• List each area: roof, walls, windows, doors, trim, and interior.
  
• Define methods: repoint mortar, consolidate wood, dutchman repairs, strip or encapsulate paint, sash restoration.
  
• Set acceptance criteria: color match, profile match, mortar joint type, and sheen level.
  

Include Documentation

• Photo logs and daily notes.
  
• Samples and mockups.
  
• Permit and commission submittals.
  

Costs and Contractor Bids

Costs vary by building size, access, damage, and material choice. Correct methods can take more time but reduce future repairs.

What Drives Cost

• Access needs: lifts, scaffolds, and staging.
  
• Hazard controls: lead, mold, asbestos.
  
• Custom work: millwork, sash cords, hand tooling.
  
• Matching materials: lime mortar, old-growth wood, specialty glass.
  

Keep Bids Comparable

• Use one shared scope for all bidders.
  
• Ask each to price the same alternatives.
  
• Require unit prices for common items, like per linear foot of repointing.
  

Credentials for Contractors

Protect your building and yourself by verifying credentials.

Must-Have Items

• General liability and workers’ compensation.
  
• Lead-safe certification (RRP) for pre-1978 work.
  
• Trade licenses are required by your state or city.
  
• Historic training or memberships in preservation groups.
  
• A safety program and a dedicated site lead.
  

Materials for Historic Work

The right materials extend life and preserve character. The wrong ones can cause failure.

Common Historic Materials

• Mortar: lime-based mixes for soft brick, not hard Portland mixes that trap moisture.
  
• Wood: repair with consolidants and dutchman patches before full replacement; match grain and profile.
  
• Windows: restore sashes, weights, and glazing; use weatherstripping to improve comfort.
  
• Masonry: hand-tool joints to match historic profiles; avoid smeared, wide joints.
  
• Paint: follow lead-safe practices; use breathable coatings on masonry.
  

Timeline, Permits, Reviews

Historic work often needs extra reviews. Plan time for it.

What To Expect

• Local historic commission review and a certificate of appropriateness if in a district.
  
• Building permits for structural work, window changes, or major repairs.
  
• Utility and sidewalk permits if scaffolding encroaches.
  
• Review periods that can add weeks; schedule submittals early.
  

Insurance and Site Safety

Old buildings can hide risks. Proper safety protects people and property.

Safety Controls

• Lead-safe work practices with containment and HEPA cleanup.
  
• Fall protection for roofs and scaffolds.
  
• Fire safety when using heat guns or soldering.
  
• Daily housekeeping to avoid dust spread.
  

Insurance Proof

• Have the contractor list you as an additional insured.
  
• Verify coverage limits with the agent’s certificate.
  
• Confirm workers’ compensation covers all trades on site.
  

Communication With Contractors

Clear, steady communication keeps work on track.

Set a Rhythm

• Weekly site meetings and a short recap email.
  
• A single point of contact for decisions.
  
• A shared change-order log with costs and time impacts.
  

Approvals

• Ask for mockups: mortar color, paint samples, trim profiles.
  
• Approve test areas before production.
  
• Keep a punch list as work progresses, not just at the end.
  

Red Flags in Hiring

Watch for signs that a contractor may not be the right fit.

Common Red Flags

• They suggest modern shortcuts that harm old materials, like using hard mortar on soft brick.
  
• No proof of lead-safe training for pre-1978 properties.
  
• Vague scope, missing allowance details, or no unit prices.
  
• Very low price with no explanation.
  
• Pressure to skip permits or reviews.
  
• Sparse references or only very recent work.
  

Simple Case Study

Imagine a 1910 brick townhouse with failing mortar and drafty windows. The owner wants better comfort without losing the original charm.

The Approach

• The team tests paint and finds lead. They plan full containment.
  
• They run small mortar tests and match a soft lime-based mix.
  
• They restore the wood sashes, add weatherstripping, and replace only broken panes with wavy glass.
  

The Result

• Brick breathes and sheds water as designed.
  
• Windows open, lock, and seal. Comfort improves without vinyl replacements.
  
• The home keeps its historic look and avoids future damage from hard mortars or sealed masonry.
  

Key Questions to Ask

Bring these to your interviews so you can compare answers.

1. How many similar historic projects have you completed in the last two years?
   
2. Who will be on site daily, and how will you communicate?
   
3. What is your plan for lead-safe work and dust control?
   
4. How will you match mortar, wood profiles, and paint colors?
   
5. Which parts will you repair versus replace, and why?
   
6. What mockups and samples will I approve before full work?
   
7. How will you protect adjacent areas and landscaping?
   
8. How do you handle change orders and unforeseen conditions?
   
9. What warranties do you offer on labor and materials?
   
10. Can I speak with two recent historic project clients?
    

Compare Contractor Bids

Create a fair, structured comparison.

Make a Matrix

• Line up scope items down the left column.
  
• List each bidder across the top.
  
• Fill in price, method, and timeline for each item.
  

Account for Quality

• Note the materials and methods, not just totals.
  
• Weigh the schedule realism and the staffing plan.
  
• Consider documentation, safety, and cleanup standards.
  

As you compare bids from historic building restoration contractors, focus on the method as much as the money. The right method prevents moisture traps, decay, and costly fixes later.

When to Choose Fifty Three Restorations

If you want a team that respects original fabric and follows proven standards, consider Fifty Three Restorations. The team can assess your building, propose repair-first solutions, and guide you through approvals while keeping you informed each step of the way.

Final Thoughts

Restoring a historic property is more than a project. It is stewardship. Choose a contractor who knows traditional methods, respects reviews and permits, and communicates well. Define a clear scope, verify credentials, and compare bids by method, not just price. With care and the right partner, your building will look right, perform better, and last for generations.