Tag Archives: Historic Properties

The Downside of a “Hot” Market

The Downside of a “Hot” Market

My phone has been much quieter this summer. In a slower market I’m often called to take a look at a house and see if there’s something the real estate agent is missing. Maybe an architectural detail, or some interesting history that would draw attention to the property. As much as I am celebrating that people are buying homes as quick as they go up for sale I do have one very specific concern. The question that is most important to ask when buying or selling an old home; Is it designated?

If a homeowners association (HOA) is missed during the contract period it will be found during the title process and revealed by closing. However that is not the case with historically designated properties. Historic designation isn’t attached to county deed records. This creates that potential situation of a new homeowner making exterior changes to the property without realizing that those changes either have to be approved by the local CLG (Certified Local Government – often known as a Preservation Commission) or could cause the property to lose it’s status of being on the National Historic Register and remove future tax credit opportunities.

Most homeowners know if they own a locally historically designated property and mark that little box on the seller’s disclosures stating such. Some don’t, and some don’t understand the difference between the National Register and Local Designation. Properties that are only on the National Register won’t require a permit approval process from the CLG, however these homeowners should be aware of the benefits of keeping the home in good standing. Owners of locally designated properties will have a local guide to refer to for a full comprehensive understanding of what changes will need to be reviewed.*

So how do you know if you aren’t sure? Here’s a few tips:

  1.     Many city websites have a map of their locally designated districts and properties. Along with that, some will have links to the district surveys which are a great way to learn the architectural and local history of that specific area and it’s homes.
  2.     Call your local preservation office. Any city that has an historic district has to have a CLG which falls under the umbrella of your State Historic Preservation Office  within the Department of Natural Resources.
  3.     You can call me. I can at least direct you to one of the above or possible find out fairly quickly for you. I would much rather take a few minutes out of my day vs the possible alternative later on.

In our world of information at our fingertips it almost feels alien to have to make a phone call for anything. I get that, but there are still just a few things out there that can’t answered by a simple internet search on your phone. In the same way that you have to call the bus barn of the school district to find out for sure which elementary school is connected to an address, you might have to call someone to find out if a home is designated.

Once that is all figured out, I congratulate and thank whoever buys and loves that little piece of history that tells our great big story.

*Many municipalities will have specific demolition/partial demolition review regulations that can apply to homes that are not historically designated.

Audrey L Elder

Past to Present Research LLC


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The Irony of McMansions and Urban Renewal

The same era that brought us Urban Renewal has ironically become the latest victim of our most recent phase of suburban renewal.  That post WWII construction explosion introduced the suburban life to America’s landscape and culture.  VA loans created the answer to the largest scale housing crisis America had ever seen.  With the massively increasing ownership of automobiles, developers had a new option for where to build, and it wasn’t a hard sale.  The concept of living outside of the city in a country-like setting only a short driving distance from employment was not only acceptable to Americans at the time, it became a craze and a symbol of status.

Welcome to the world of track homes and cul-de-sacs, Saturday morning lawn mowing, Sunday afternoon BBQs.  Herds of bike-riding boys tearing along perfectly landscaped rose-adorned streets and avenues.  These were the homes of the middle class, and even that was a new concept in and of itself.

Welcome to the ‘50s.

A new crisis emerged: a growing economy demanded more cars, more roads and more stores to spend that bit of extra money on whatever the new little black-and-white television in the living room highlighted.

We go back to the city for the next scene.  Almost no city was immune; the largest to the smallest became swift demolition sites, razing the country’s oldest homes to replace them with large blocky institutional buildings, shopping centers and parking lots.  Mostly, parking lots.

Courtesy of The Jackson County Historical Society

Courtesy of The Jackson County Historical Society

Slack Mansion, Once stood on Deleware Rd. in Independence MO- defines irony as; an outcome of events contrary to what was, or might have been, expected.

As this story continues, I have to wonder, maybe this isn’t irony.   As the famous George Santayana quote states, “Those who do not remember the past are condemned to repeat it”.

America 2008.  The Great Recession, the biggest blue light special on homes since the 1930s.  For the most part those homes were purchased by investors that either rented them after a quick rehab, or flipped  them in hopes of a fast profit.  There was another interesting use for these homes however, though very situational, a little trend began and today it is growing exponentially.  Imagine a highly populated area, great schools, excellent commute to the city, and practically no land to build on.  I saw this myself several years ago during a visit to my old stomping ground outside of Chicago.  My best friend from high school lives in one of those post-war track subdivisions.  Rows and rows of cute moderate ranches, splits and tri-levels.  We were getting in the van to take her son to a football game and she says, “We need to take a little detour through the neighborhood, you won’t believe what I’m about to show you.”

The van glided along wrapping left, then right, then left again, before it stopped.  I couldn’t believe it!!!  There it was, a two story brick McMansion proclaiming its immense displacement amid the short happy little homes on each side.  It towered, it seemingly yelled at me.  All I could say was, “What the crap?”

Courtesy of Charmaine Cunningham, Schaumburg, Illinois

Courtesy of Charmaine Cunningham, Schaumburg, Illinois

2015. Calling this a seller’s market is an understatement. Demand for homes is intensly high, it’s a buyer’s apocalypse, with inventory so low the bulldozers are back in full force to build in response.

The custom-built McMansion is increasing in demand with the wealthier middle-aged and older homebuyer.

Whereas buying a home right now is a fantastic investment, I’m going to throw a thumbs down on this one.  Who will be the buyers of these homes in five to ten years?  The millennials?  Think again.  This age group is taking a complete idealistic 180° turn compared to the last several generations.  They experienced the downturn much differently than their parents.  While mom and dad were worrying about how to pay the mortgage on their impressive new California Split, they were worrying about how to pay back the tuition on a master’s degree while working a kiosk in the mall.  They’re conscious consumers, environmentally aware, and life, to them, is more about experiences than status.  If and when they start a family, they will still care about schools and commute; however 4,000 square feet of wasted natural resources won’t even make the list of housing wants for most of this next group of home-buyers.

This practice of replacing mid-century homes in established neighborhoods with McMansions has begun here in the Kansas City metro, and the residents aren’t happy about it.  Prairie Village, Kansas was recently highlighted after creating a petition to have design guidelines changed to protect the conformity of their neighborhoods, though unfortunately the petition does nothing to protect even more from being demolished.  Already they have lost 42 homes in the last five years to this fad.

2065. Another era of renewal? What resources will they have left to build with? Or, even more terrifying, will the earth even be capable of growing trees to build with?  Surely the carbon footprint of all that construction over the last 100+ years had no effect on Earth’s future, right?

Our buildings are physical examples of our history.  Our buildings also represent something taken from the earth that can’t be put back.

“It has been said that, at its best, preservation engages the past in a conversation

with the present over a mutual concern for the future.”

-William Murtagh, first keeper of the National Register of Historic Places

Audrey L Elder

Past to Present Research LLC

Liana Twente

Director of Archives and Editing – Past to Present Research LLC

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Posted by on May 7, 2015 in Uncategorized


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