Replacing the roof of a historic building is no small task. These structures carry significant architectural, cultural, and sometimes legal importance. Whether you’re a homeowner looking to restore your property or a commercial investor preserving a landmark, understanding the complexities of historic roofing replacement is crucial.
At A. Fricker Roofing and Waterproofing, we’ve spent years working on historic buildings in Oklahoma, ensuring their beauty and structural integrity remain intact. Here’s what you need to know before starting a historic roofing replacement project.
Understanding the Historical Significance of the Building
Before any work begins, you need to assess the building’s historical value. Many historic properties are protected under local, state, or national preservation laws. This means there may be strict guidelines dictating what materials and techniques you can use. For instance, here in Oklahoma, the Oklahoma Administrative Code states the guidelines for historical roofing and improvements. We cover more about this in the next section.
So before jumping into the project, here are the steps to take:
- Research your building’s history through local archives or historical societies.
- Contact your local preservation office to understand the regulations.
- Identify the architectural style, period, and original roofing materials.
Knowing these details will help you make informed decisions about the replacement process.
Local Historic Preservation Guidelines In Oklahoma
Before you move ahead with a roof replacement, you need to make sure your roofing project meets the state’s guidelines. This is even more important for older, historic properties as there is a lot at stake to get the job done right.
In Oklahoma, you need to be aware of the local preservation guidelines that may apply to your project. Depending on the scope of the roofing work, different levels of review and approval are required to ensure compliance with historic preservation standards.
Here’s a breakdown of the three levels of review you may encounter:
Maintenance (No Review Needed):
In some cases, basic maintenance and repairs that don’t significantly alter your roof’s appearance may not require a formal review. This includes tasks like replacing damaged shingles with the same material (for example, replacing existing composite shingles with new composite shingles) or repainting surfaces that were already painted. No formal approval is necessary as long as the repairs match the original materials, design, and details.
Administrative Review:
For work that involves replacing or repairing more than 50% of your roof or other significant architectural features, you may need an administrative review. This involves submitting a Certificate of Appropriateness (COA) to the local preservation commission. This step ensures the work meets established guidelines and causes minimal changes to the visual character of the property.
HP Board Review:
For more substantial changes such as building additions, changing door openings, or adding structural elements that impact the home’s historical materials, a more thorough review by the Historic Preservation (HP) Board is required.
Note: Your contractor must fulfill these requirements, especially if your historic building is located in designated districts such as Capitol-Lincoln Terrace, Lincoln Terrace East, or Wilson-Harn Historic Districts.
Other Historic Roof Replacement Guidelines
When replacing the roof on a historic home in Oklahoma, there are some important rules to follow:
- Composition Shingles: If you’re replacing an existing composition roof with architectural-grade shingles, no approval is needed.
- Preserving Original Features: The original shape, pitch, and details of your roof (like chimneys, dormers, and fascia) must be kept intact. New dormers can only be added to the rear or side of the home.
- Gutters and Roof Vents: You can replace existing gutters and vents with similar materials without needing approval. However, adding new gutters or vents requires a COA.
Keep in mind there may be additional regulations if your home is located in a designated historic district or has certain protections.
Popular Historic Roofing Materials
Choosing the right roofing material is critical for historic roof replacements, as the original material often determines what you should select. Understanding what was used historically will guide your decision on what is suitable today.
Slate Roof:
Slate was a premium choice in the 19th century, prized for its durability and refined appearance. Original slate roofs could last over a century.
Clay or Terracotta Tiles:
Popular in Mediterranean, Spanish, or mission-style architecture, these tiles were valued for their durability and fire resistance.
Wood Shingles or Shakes:
These were common in colonial and Victorian homes, offering a natural look. While beautiful, wood requires regular maintenance and may not meet modern fire codes without additional treatments.
Metal Roof:
Metal options like copper, zinc, and tin were widely used in the 19th and early 20th centuries. These metals develop a protective patina over the years, adding character to properties while ensuring longevity. However, some regulations that do not allow the installation of metal roofs for historic properties in Oklahoma.
Modern Roofing Alternatives To Consider For Your Historical Roof
The roofing industry has changed vastly over the last few decades. There are many more durable and aesthetically pleasing roofing materials available today. The materials on your historic roof may be outdated, making it difficult to find matching materials. But do not worry, there are plenty of alternatives you can consider for your roof. These materials blend historical appearance with improved durability, affordability, and eco-efficiency.
Synthetic Slate
Slate is one of the most common materials used for historic properties. Slate, though not used as much today, is one of the most expensive materials available. However, you can now install synthetic slate. Made from rubber or plastic composites, synthetic slate mimics the look of natural slate but is lighter, more durable, and less expensive. It’s also easier to install and requires less structural reinforcement.
Architectural Roof Shingles
Shingles are one of the common materials in use. For historic roofs, 3-tab shingles were used as they were the only variety available. But today you have the option of much more durable architectural and luxury shingles. These shingles are designed to resemble slate, wood, or tile. They provide a traditional look with improved durability, fire resistance, and weather performance.
Concrete Tile Roofs
Clay tiles were very popular during the 1900s. While they still are, clay tiles can be very expensive for your historic roof. For a more durable and affordable replacement, you can consider concrete roof tiles.
Other Modern Enhancements That Preserve Historic Integrity
While maintaining authenticity is key, some modern upgrades can enhance performance without compromising appearance.
Examples include:
- Installing modern insulation beneath historically accurate roofing materials.
- Adding a protective underlayment that improves waterproofing.
- Using specialized coatings that protect wood shingles from fire.
Balancing preservation with modern protection can extend the life of your new roof.
How To Budget Realistically For Historic Roofing Replacement
Historic roofing replacement often costs more than standard roofing projects. Factors like specialized labor, premium materials, and unexpected repairs can add to the final bill.
Here are some things to keep in mind:
- Plan for a contingency fund (typically 10% to 20% of your total budget) to cover unforeseen issues.
- Prioritize repairs to high-impact areas such as chimneys, decorative elements, and structural supports.
- Invest in quality materials to reduce long-term maintenance costs.
Why Hire a Qualified Roofing Contractor?
Historic roofing replacement requires specialized skills. Not every roofer has the experience necessary to handle historic materials, preservation rules, and architectural details. Look for contractors who:
- Have experience in historic roof restoration.
- Can provide references from previous historical projects.
- Are familiar with preservation codes and local guidelines.
A knowledgeable contractor will also help navigate permits and inspections to keep your project on track.
Choose A. Fricker Roofing and Waterproofing For Your Historic Roofing Project
With years of experience in historic roof replacement, we understand the complexities involved. Our team combines technical expertise with respect for architectural heritage, ensuring your historic property is protected and preserved.
We work closely with preservation authorities, source historically accurate materials, and use expert craftsmanship.
For trusted guidance and professional roofing services, contact A. Fricker Roofing and Waterproofing at (918) 402-7167 today. Let’s preserve your historic property’s legacy together.
