Buying a historic home is a different experience from buying new construction — more rewarding in many respects, but also more complex. This guide provides a general overview of what prospective buyers should consider. It is not a substitute for advice from qualified real estate professionals, home inspectors, preservation specialists, or attorneys.
Disclaimer: This guide is for informational purposes only. It does not constitute legal, financial, or real estate advice. Always consult qualified professionals before making any property purchase decisions.
Historic homes were built using materials, techniques, and systems that differ substantially from modern construction. Understanding these differences is essential to making an informed purchase decision and to budgeting realistically for ownership.
Materials: Original old-growth timber — used in framing, flooring, and exterior siding in homes built before approximately 1940 — is denser, more stable, and often more durable than modern fast-grown lumber. Original brick, plaster, and stone may have different maintenance needs than modern materials but are often extremely durable when properly maintained. Original windows, while requiring weatherstripping and maintenance, can perform well and are typically irreplaceable in character.
Systems: Plumbing, electrical, and HVAC systems in historic homes have usually been updated multiple times, but older components may remain. Lead paint is present in most homes built before 1978; lead supply pipes are possible in very old homes; older knob-and-tube wiring may be present in homes from the early 20th century. These are not necessarily dealbreakers, but they require informed assessment.
Regulations: Properties listed on the National Register of Historic Places or located within designated historic districts may be subject to local design review requirements for exterior alterations. The level of regulation varies significantly by jurisdiction. Check with the City of Bowling Green Planning & Zoning Department and the Kentucky Heritage Council to understand any applicable regulations for a specific property.
A standard home inspection is necessary but may not be sufficient for a historic property. Consider engaging a home inspector with specific experience in pre-1950 construction, or supplementing with a separate assessment from a preservation architect or contractor familiar with older building systems.
Key areas of focus for historic home inspections:
Some historic properties carry preservation easements — legal agreements that restrict certain changes to the property's exterior in perpetuity, in exchange for the easement's tax benefits at the time of donation. Review the deed and title carefully and ask your real estate attorney to explain any restrictions or easements before purchase.
If the property is a certified historic structure, federal and potentially state rehabilitation tax credits may be available for qualified rehabilitation work. These credits can significantly offset renovation costs. See our Tax Credits & Grants guide for a general overview.
Budget conservatively. Historic homes almost always reveal additional needs during renovation that were not visible during inspection. A general rule among experienced historic home owners: budget 20–30% more than your initial renovation estimate, and expect the timeline to be longer than planned. This is not a reason to avoid historic homes — it is a reason to enter the purchase with realistic expectations and financial cushion.
No. You can purchase any property regardless of its National Register status. National Register listing is a federal recognition of significance; it does not restrict private sales or purchases. Listing may, however, make certain tax credit programs available and may subject the property to review if federal funds are involved in renovation.
It depends on the property's designation and location. Properties in locally designated historic districts may require design review approval for exterior alterations. National Register listing alone does not generally impose renovation restrictions on private owners. Always check with the City of Bowling Green Planning & Zoning Department before beginning work.
Not necessarily — but they can require different types of maintenance than new construction. Original materials like old-growth timber and hand-formed brick are often extremely durable when properly maintained. The key is regular preventive maintenance; deferred maintenance on any historic home can be costly. See our Maintenance Checklist guide for specifics.
In most cases, yes. Interior alterations are generally not subject to historic review requirements unless the property is in a locally designated historic district with interior review. Even for properties with preservation covenants, restrictions typically focus on exterior character-defining features. Modern kitchens, updated baths, and contemporary systems are compatible with historic home ownership.
Beyond standard inspection items, pay particular attention to: foundation type and condition, masonry integrity and mortar condition, evidence of previous water intrusion, the presence of original vs. replaced windows, plumbing materials (lead pipes are possible in very old homes), electrical system age and capacity, and attic and crawl space conditions. Consider engaging an inspector with specific experience in pre-1940 construction.
Potentially. Federal and state rehabilitation tax credit programs exist for qualifying renovation projects on certified historic structures used for income-producing purposes. Owner-occupied residences may have access to state programs depending on current program rules. See our Tax Credits & Grants guide for a general overview, and consult a tax professional for advice specific to your situation.