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A feasibility study will assess the structural integrity and ability of the building through field inspection and application of structural analysis techniques for antiquated building materials.

Many older buildings may need structural reinforcing, but many were built for heavier loads(manufacturing, assembly) than those proposed for a reuse.

9. You can't change the layout because it has a bunch of load bearing walls.

A feasibility study will identify, through selective removals and field observation, all load bearing conditions in the building.

Just because a wall is solid plaster, or even brick, does not mean it is load bearing.

Many buildings constructed after 1900 are structural frame buildings, with few, or no load bearing walls. These buildings offer remarkable flexibility.

8. It has code violations left and right. There's no way to make it work with ADA.

The Ohio Building Code provides for alternative compliance methods in Chapter 34 of the code. Application of the provision can allow an existing building slated for adaptive reuse, to maintain elements and character-defining features that may not comply with current day building codes.

Accessibility issues can often be dealt with through creative design that creates new building spaces and entries, provides landscape ramps, or uses mechanized lifts for physical access.

It is important to determine the exact regulatory requirements for ADA compliance, and remember, that not every space is required to be fully accessible. The ADAAG also provides compliance alternatives and exceptions for historic buildings.

7. The "hysterical" society won't let you make any changes. They'll even tell you what color to paint it!

Although many communities have local zoning ordinances that require attention to appropriate treatment and renovation of buildings located in designated areas, this is by no means universal or consistent.

A feasibility study will identify these local zoning requirements. These often fall in line with the Secretary of the Interior's Standards for Rehabilitation. Adherence to this document can provide extremely beneficial tax incentives that you will likely want to access anyway.

Architecturally creative design by professionals skilled in preservation projects can make a project function for contemporary uses, affordable and historically appropriate.

6. We'll have to do all sorts of reproduction of historical stuff. It will probably cost a small fortune!

Appropriate renovation does not necessarily reproduce missing elements. The Secretary's Standards discourage introduction of historic elements unless it is clearly determined through research that the elements were original to the building.

Even if there are missing pieces, the Standards carry no mandate to replace them in order to obtain project certification.

A thorough feasibility study can identify original elements and details, as well as determine a priority ranking for replacements.

5. The building is full of asbestos and God knows what else!

A feasibility study should include an assessment of the possible hazardous materials, such as asbestos, that may need to be dealt with in the course of a restoration.

Dealing with them does not necessarily mean removal or total abatement. Many materials are only hazardous in certain forms. Well developed techniques for encapsulation, metamorphosis, or simply leaving them alone and undisturbed, can be applied in addition to more traditional approaches of abatement.

The study should develop a clear and prioritized strategy for dealing with hazardous materials, with alternatives and cost consequences.

4. Doesn't the city have some kind of free money or grant program?

Although many local governments are willing to assist in the project development, and some grants are available through state and federal agencies, these programs are often limited and unpredictable.

Dollar value of the awards may be overshadowed by the strings attached to use the money (e.g. prevailing wage standards, Davis-Bacon reporting requirements, etc.).

One of the best, biggest, and most reliable sources available to assist project financing is use of Historic Tax Credits and Preservation Easements. The feasibility study will assess the pros and cons of using these credits, and measure the costs against the benefits derived.

3. The building has to come down to make room for parking.

Most urban centers place a premium on land, and many have none to spare. One of the biggest users of land in the modern city is the parked automobile. Often, zoning ordinances do not contain any requirements for parking in urban core areas. This allows development to continue without being choked by unreasonable demands. The nature of a renovation project may require alternate, creative solutions for parking, such as a double-decker lift, multi-tiered parking structures, off-peak co-operative arrangements, valet parking, or car pooling, to name just a few. The study should explore the options and seek to create partnerships that solve the parking problem without destruction of historic fabric.

2. My contractor says it will cost too much!

Contractors, bless their hearts, are often times given far too much credit for their powers of prediction. Unless a contractor has a well-developed expertise in preservation projects, they may know less than you do about the real cost of the project. Even if they are experienced in preservation work, they are not likely to have a full range of understanding of all the issues that go into designing preservation projects. They key to determining a project's construction cost is a detailed work scope that defines and designs the necessary work to be done. This is one of the most important items the study provides. Through careful decision-making, and application of alternative code compliance and construction technologies, costs can be contained while preserving historic character and fabric. (Maybe that existing stair will serve just fine as a means of exiting the building, if properly presented within the context of a comprehensive code compliance review. Keeping a seemingly non-compliant stairway can save thousands of dollars of construction cost.) Once the scope is finalized, application of well developed industry cost standards with carefully done quantity take offs will provide a sound and reliable cost estimate.

1. We'll be better off tearing it down and building something new!

You don't really believe that, or you wouldn't have read all ten of these myths. All you need to do is look around your city to see the value of preserving the physical parts of our heritage. Mankind feels a cultural imperative to be well grounded in the past while looking forward to the future. Our buildings help define us and our culture. They remind us of the best of the past and give us confidence as we build our futures.

Start On Your Roadmap to Success

Jeff Wray Architects is skilled in performing feasibility studies that provide answers to these important questions. Such a study will become the roadmap to your successful historic preservation project.

To get started, complete our detailed online form or contact us to discuss your vision and dreams. We'll help you make them a reality.

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Top Ten Myths About Historic Preservation

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10. That old building is ready to fall down around our shoulders