Previously Erstwhile Brewery (1894-2001), Hotel Emma balances grit and glamour while retaining the soul and bones of the original building.
In the world of historic real estate, there are four distinct approaches to the conservation and revitalization of historic architecture: preservation, rehabilitation, restoration, and reconstruction. Each approach aims to preserve the historical and architectural significance of a property but does so in varying degrees, with different goals, and methodologies. Today, we are going to discuss rehabilitation.
So, what is rehabilitation anyway?
In short: rehabilitation seeks to make the historic home functional for modern living.
Simply put, the goal is to maintain the unique characteristics of the building to ensure its continued legacy for future generations.
Rehabilitation involves adapting a historic property to make it suitable for contemporary use while retaining its original character. Unlike preservation, rehabilitation allows for more extensive alterations and modifications to accommodate modern needs, such as updating electrical systems or making spaces more accessible. (ie. expanding and designing a new kitchen, introducing central air, installing an ADA ramp into the overall design, and adding those incredible features like heated floors in a primary bath.)
The goal is to balance the preservation of features with making the property functional for today's inhabitants. This approach respects the building's history but allows for some adaptation to meet current living standards.
When is it time for rehabilitation?
Signs such as deteriorating materials, outdated systems, or a compromised structural integrity may indicate the need for rehabilitation. Often times, the home is in great condition but because the walls have not been repainted in 60 years or the flooring is damaged on the surface, it may seem not worth the effort in repairing. These are easy fixes that, with the help of a designer, can completely transform your home.
Other times, the work is more extensive. As a family grows, so too, do the needs of the humans living inside. An original, simple turn-of-the-century kitchen may no longer serve the needs of that same family cooking dinner for 6, plus guests. In this case, incorporating an expanded version of the kitchen is completely doable, with a few things in mind..
I often hear clients say things like, 'can we remove this wall and open it up?' While that might be the easy choice, as designers, our goal is to maintain the flow within the house and consider the most appropriate way of expansion that lines up with the original floor plan.
The benefit of rehabilitation versus preservation or restoration is the expansive possibilities of introducing colors, styles, and furniture that are more reflective of today's style, while integrating it in a way that it becomes complementary to the original features.
Is my home considered historic?
A home is considered "historic" when it possesses architectural, cultural, or social significance due to its age, historical associations, or architectural style, often meeting criteria for preservation. The National Park Service has established that a resource fifty years of age or older may be considered for listing on the National Register of Historic Places. In today's age, there is a small percentage of homes that were built in the 70's that now qualify under this category.
In the Los Angeles alone, you will find popular styles such as Craftsman (The Gamble House), Spanish Colonial Revival (La Casa Nueva), Mediterranean Revival (Greenacres), Mid-Century Modern (Stahl House), and Streamline Moderne (DTLA Coca Cola Bottling Plant) to name a few.
These styles represent just a portion of the architectural diversity found in historic homes throughout Los Angeles. The city's neighborhoods often feature a mix of styles, reflecting the evolving tastes and influences over the years. The city's architectural landscape reflects its dynamic and ever-changing nature as it continues to evolve and grow.
Why not just tear it down and rebuild?
Historic properties often boast architectural details, craftsmanship, and a distinct aesthetics that contribute to the allure of a bygone era. Choosing rehabilitation allows homeowners to retain and enhance these charming elements, such as intricate moldings, original hardwood floors, and vintage fixtures, fostering a connection to the past. Ultimately, maintaining the home continues a story that was started by people who may no longer be able to speak for themselves. The home, if listened to carefully, tells a story of its own.
Choosing to rehabilitate rather than tear down a historic house is rooted in preserving the unique character and cultural significance of the property. Historic homes often embody architectural styles and craftsmanship that are not easily replicated, contributing to the cultural identity of a community.
Here are a few cons to the demolish and rebuild mentality:
1. More often than not, older homes were usually built with a higher caliber of solid building materials. For example, wood in old houses was cut from “old growth”, which has proven to be more stable, durable, and more rot-resistant than today’s wood.
2. Demolition results in the loss of distinctive features and materials that define the historical context of the house.
3. Tearing down a historic home can have implications for environmental sustainability, as rehabilitation allows for the retention and reuse of existing materials
Embracing the challenges of rehabilitation not only honors the past but also fosters a sense of continuity, connecting the present and future with the rich narrative embedded in the fabric of a historic property.
How can an interior designer help?
As interior designers, our job is to make sure that your home is not only functional, but beautiful as well.
Historical Knowledge and Research: At ZDC, our specialty in historic homes ensures that our design choices align with or enhance the architectural period and style of each project we take on. For this reason, unsightly mistakes are avoided and if we do decide to mix time-periods, it is intentional and serves the purpose of bridging the gap between history and modernity.
Material Sourcing and Restoration: Between our access to trade-only vendors and our network of suppliers we have the experience and knowledge to source period-appropriate materials for restoration projects, maintaining and enhancing the authenticity of the home's interior.
Functionality and Modern Style: Balancing the soul and bones of the building with updated floor plans and modern furniture and decor is a challenge that we are well-equipped to handle. Every project we take on starts with a concept. No hammer will touch a single part of the house until the overall vision is determined. Whether it is a mission revival home filled with contemporary furniture or a streamline modern home with a traditional flair, each decision is made with intentionality to ensure your home is one you want to showcase.
The team at Zelda is ready to bring your home into the 21st century while retaining is historic quality and charm. Reach out to see how we can help you enjoy your home for generations to come.
A wall display of early 20th century antique door escutcheons
For a short list of definitions on the other three types of approaches, see below:
Preservation aims to retain the original fabric as much as possible
Rehabilitation seeks to make the historic home functional for modern living
Restoration focuses on returning the property to a specific historical period
Reconstruction involves rebuilding a property when no other options are available
**Preservation:**
Preservation is the approach that emphasizes maintaining and protecting the historic property's existing form and materials. The primary goal is to prevent deterioration and retain as much of the original fabric as possible. This approach often involves minimal intervention, focusing on routine maintenance, repair, and reversible alterations. Preservation aims to safeguard the property's historical significance and cultural value. For historic homes, this means retaining original materials, features, and architectural elements, even if they are in need of repair.
**Restoration:**
Restoration aims to bring a historic home back to a specific time period, often a particular date or significant period in its history. This approach requires extensive research and a commitment to remove or replace any elements that are not consistent with the chosen historical period. Restoration is a meticulous process, focusing on returning the property to its original appearance. This may include recreating missing architectural details, using historically accurate materials, and removing alterations made in subsequent years. The goal is to create an accurate representation of the property as it existed during a specific time.
**Reconstruction:**
Reconstruction is the most intensive approach and involves recreating an entire historic property from the ground up when the original has been severely damaged or lost. This approach is typically employed when the historic home has been entirely demolished or is beyond repair. The goal of reconstruction is to recreate the historic property as accurately as possible, using historical documentation, photographs, and research to guide the process. Reconstruction is often a last resort when no other preservation, rehabilitation, or restoration measures can be applied.