Conserving Heritage in the wake of Historic Preservation.
Way back in 2009 I embraced Donovan Rypkema’s challenge to rebrand “historic preservation” as “heritage conservation,” which I did in a blog here. I had recently finished my dissertation on the history of historic districts, observing how the community planning movement of the late 20th century changed historic preservation from a curatorial pursuit to an exercise in democracy. To be truly democratic, more stories reflecting ALL populations needed to be told, and “heritage conservation” to me included the invaluable efforts to rescue lost history and those sites that have great community significance but little or no architecture.
Or both.
Shortly after that I began an effort which continues to this day to look at ways that the National Register of Historic Places could tell the full American story. The curatorial – and architectural – emphasis of the 1930s-1960s limited these stories. Ned Kaufmann estimated at the turn of the millennium that only 2-4% of National Register sites told the story of women and people of color, and today the number is still likely below 10%. Since 2012 I have participated in or moderated several sessions at the annual PastForward conference of the National Trust for Historic Preservation looking at this issue. 2015 was a highpoint, with a panel discussion at PastForward that included two State Historic Preservation Officers (SHPOs), a presentation at the Advisory Council on Historic Preservation (thanks Brad White!) and a lecture at the Eighth National Forum on Historic Preservation Policy and Practice that was published in 2018 with specific recommendations for amending the National Register and the Secretary of the Interior’s Standards for Rehabilitation. The rubric was Addressing the Diversity Deficit and many people contributed valuable ideas and insights.
My initial presentations on the subject of reforming the National Register and the Secretary’s Standards were met with anger by Carol Shull, longtime Keeper of the National Register, although by 2016 she told me they were “getting better.” I can recall meeting with Julianne Polanco before she was SHPO for California and telling her I wanted to totally redo the National Register. She calmed me down and pointed out that you could do a lot of good for diversity with existing tools if you just used them properly. She was on my 2015 panel at PastForward along with Allyson Brooks, Washington state SHPO. They both used the existing tools very creatively to promote diversity. Consequently, my 2018 recommendations were reforms, not radical recasting. In fact, official National Register guidance began to shift toward heritage conservation that same year when they issued a guidance that said interior spaces that had lost all of their architectural finishes could still retain historic significance under Criterion A (history).
Like this interior of the Forum on 43rd in Chicago. Actually, it has some of its finishes. But is needs to be conserved not because of those finishes but because of the community story they circle.
In 2020 I moderated a PastForward panel that included the new head of the National Register, Sherry Frear and my San Antonio colleague Sarah Zenaida Gould, one of the founders of Latinos in Heritage Conservation (along with Julianne Polanco and many other friends) called “A Deep Dive On Integrity.” This was COVID times, so it was a Zoom panel and it managed to attract over 500 participants. In four weeks I will be on another panel with Sherry and Sarah on the issue of Integrity, at the PastForward conference in New Orleans. In addition to the diversity question, there is also the confusion of “integrity” with structural integrity. The word itself is the problem, dating to 1966 when we Americans were too scared to use the word “authenticity.”
This house has historic integrity, but not structural integrity. The Park Service will be knocking it.
So now there is a dust-up between the Advisory Council on Historic Preservation, led by Sara Bronin, who has issued policy statements and comments on a whole variety of contemporary issues and how preservation should react to them. On the other side are State Historic Preservation Offices and National Park Service folks who actually implement the National Register and the Secretary’s Standards. Most recently, there is a call from ACHP for comment on a series of regulatory streamlining proposals to promote climate resilience.
Pointing to the flood level lines at Mies’ Farnsworth House, c.2009.
Like many of my colleagues in the National Preservation Partners Network, I do not find myself in one camp or another. On the one hand, some of the streamlining proposals from the ACHP comment are canards that either don’t happen (transit line and bike lane planning, review of the inside of residences, mechanical and electrical systems) or have already been accepted as reasonable or reversible (solar panels, engineered wood products). On the other hand, the Secretary of the Interior’s Standards have not been updated or reviewed in over 30 years, which is way too long.
Even in 1990 we did not regulate paint color.
On the one hand, the idea of streamlining regulatory processes is attractive. If it works. If current regulations are turning around in an average three business days, then that is not exactly earth-shattering. The issue does not seem data-driven but anecdote-driven. It feels like a series of solutions in search of a problem. Also, many of the “solutions” were long ago implemented by various agencies who are quite skilled at following the rules.
Not the Postal Service.
On the other hand, I have watched regulators argue about very silly minutiae. Admittedly, I am the opposite of the precious preservationist. I love original materials because they can’t be had today for love or money, but if they are already gone, game over. Bring on the Hardie Board and plastic lumber.
Modern wood is so bad you can see how bad it is at 60 miles an hour.
In addition to not being terribly precious, I am not an architect, so I don’t have tons of faith in technology. One of the articles of faith is that energy upgrades work. I have a lot of experience with energy upgrades whose claims are driven by sales, not data.
One of the suggested policies:
- Broadening the scope of building envelope energy efficiency improvements, including replacement windows, doors, and insulation, without further historic preservation review.
My response:
This fails to take into account three facts. First, many historic windows and doors perform as well as modern replacements. Restored old-growth windows are warrantied for 50-60 more years than contemporary products. Second, window and door ratings are based on the uninstalled product, yet most of the thermal leakage, even in new construction, happens at the frame. Third, while interior insulation could go without review, exterior insulated finish systems (EIFS) can significantly shorten the life of a building’s skin due to the method of installation and quality of materials.
Just do what Barrio Dogg did – ignore the permits and regulations and cover the building with enough goop to change the original proportions!
And then there is the profit motive. Windows and doors may be less than 10% of construction costs but they are among the biggest markups (20-25%) for contractors, so they are a profit center.
At the end of the day it is not about policies or practices, but process. Whether a given state or federal agency is fast or slow in the process is a consideration, but the larger consideration in any democracy is having a public process. If we want to tell the full American story, we need to have a place for everyone to speak.
I have always said that the brilliance of heritage conservation reviews is that unlike zoning, the resource is not graded or commodified: every review is about the individual resource and the conservation of its characteristics as defined and valued by the community. Let’s not lose that.
DECDEMBER UPDATE:
Sara Bronin, Chair of the ACHP, spoke at our Duda Forum on November 16 right after the DRAFT Program Comment on Housing, Climate and Transportation issues was released. I have taken a look at the new document and find that many of the objections I raised in my own comment on the comment were in fact addressed, and I no longer see a tendency to give blanket approval to unproven replacement windows and insulating systems. Much of the document is now focused on glossing over reviews involving repair or maintenance of windows and doors (fine) and maintenance, repair or in-kind replacement of elements like roofing, foundations, canopies and foundations (mostly fine). It encourages caulking, pointing, and weatherstripping and has benefited from some wise input regarding previously painted surfaces and low-pressure water washing. So someone listened!
Preservation, Technology and Preciosity
Most of my four decade career in heritage conservation has followed the arc away from the preciousness of the museum and toward what my old friend Randy Mason would call “values-centered preservation” – what the new generation calls “human-centered.” Yet the old stereotypes persist. Last Thursday I again heard that preservation meant you had to use the same kind of wood and you had to use only certain paint colors. Fortunately, many in the room realized those two statements were not true in almost every situation, so I did not have to explain it alone.
Twenty years ago I presented my first illustrated rant about restoring and replacing windows. It is the one arena where I exhibit preciosity, but it is also just simple good sense – you can’t make a new window as good as the old ones. The wood doesn’t exist. The rant followed a meeting with a collection of downtown building owners in Chicago who complained that if they were landmarked they would have to replace their windows with wood windows.
Twenty years ago, my reply: IF you can’t keep your original windows, I DON’T CARE if the new ones are wood, metal, graphite or even plastic as long as they look like the original ones. And paint color? There are HOAs that mandate paint color, but generally historic districts and landmarks DO NOT. I used to teach the famous San Antonio case of Sandra Cisneros (originally from Chicago) who got in trouble for painting her house a wild periwinkle color, but she won in court anyway and there are almost no places that regulate paint color, including here.
At The Conservation Society of San Antonio we have approved building grants in historic districts which use modern polymers rather than wood for front porch decking. I saw these products at the Historic Homeowner Fair years ago and I like them for a couple reasons.
Firstly, as with the windows, save the original, dense, fine-grained historic wood if you can. If you can’t, find something that lasts. Modern wood is rarely straight, never dense, and prone to decay. Secondly, this is South Texas where wooden porches are the sun’s favorite snack.
A major goal of heritage conservation is to keep existing structures around by repurposing them for the future. 95% of historic preservation is REHABILITATION – not restoration. There are a few museum structures that should be treated with utmost care and preciosity, but 19 out of 20 times that is not the goal. It isn’t even the goal for “museum” sites. My dear late friend Jim Vaughan wrote a great article in 2008 “Rethinking the Rembrandt Rule” that argued we have to stop treating every item in the museum as a Rembrandt. That is especially a problem in house museums, whose collections would be best preserved if they were NOT in an old building that we are also trying to preserve.
Moreover, if everything is “hands-off” there will be no hands raised when the site needs saving. That’s the point of human-centered preservation. Preservation is a community deciding what elements of its past it wants to bring into the future. AND the best way of doing that.
In the everyday, the prime directive for us is to help buildings, structures and sites survive to the next generation. That generation will have to save them again anyway. And they might decide to restore some to a museum standard. If we save them, even imperfectly, the next generation will have that option.
NOTE:
Previous window rants can be seen here, and here, and here, and here for starters….
Mejor pedir perdón que permiso
“It is better to seek forgiveness than permission.”
Unless you believe in justice and the rule of law. Or have an economist’s need for certainty and market stability. If you are just trying to get away with stuff, perdón beats permiso for sure. Yay criminality!
This is an attitude you come across in historic preservation – indeed, urban development in general – all the time. People just go ahead and whack away at their building without permits and hope they can get away with stuff.
Often they do. In San Antonio, violating a permit (or not having one) does not have a financial penalty. In some cases, the building owner can be required to put things back the way they were, although absent clear and malicious intent, that rarely happens. In other places, you can be fined up to $500 a day until you put it right.
Usually it is windows, because a generation of shilling has left the average building owner believing that replacement windows are normal and helpful. You can read all about that here and here.
Now take a gander at the above photo. What is it? It is a kiosk, I say. That is what the permit that was approved in 2018 said. A park with some trails and benches and a small retail kiosk.
So, the developers got an approval for a kiosk, which quietly morphed into a 5,000 square foot restaurant, plus 3,000 square feet of outdoor seating. Let’s hear it for open space!
This case is not the malicious building owner as much as the misdirecting one, and often it is the city facilitating the sleight-of-hand. We (Conservation Society) called it “bait-and-switch” in our statement, which recalled the drawings from 2018 which included no restaurant at all.
We do see this from the development community, especially between the “conceptual approval” of a development and “final approval.” “Conceptual approval” will often feature nicely finished new buildings, which then get dumbed down into cereal boxes by value engineers prior to “final approval.” Or, the old building they promised to save has deteriorated so much (often by active undermining) that they can no longer save it, it costs too much cry cry cry.
I think it would be better if we got back to a level playing field where ALL building owners played by the same rules, and promises made one year were still valid the next. Here’s hoping that an era of sneaking and cheating comes to an end.
JULY 2021 UPDATE
I noticed that the Louisiana legislature is considering a bill that would allow New Orleans to double the fines for violating building permits to $1,000 a day to “deter bad actors”. That would be good here as well.
Why are they called replacement windows?
Because you have to keep replacing them. I have been lecturing and blogging about replacement windows for twenty years. Here’s a good one from 2005. Here in San Antonio my window lectures go back five years, even though I’ve only lived and worked here for 3 1/2. Yet still, we are plagued with well-meaning homeowners and developers who think replacement windows are a key upgrade.
As I explained in 2005, the issue is one of viral marketing, the kind that makes you get out of bed, stretch your arms and replace your windows because you just KNOW it is right. Oh, but I am saving energy, you say!
A historic window made of old-growth, non-warping dense-grained wood can be restored and made energy efficient. And up to a fourth of replacement windows are improperly installed (see above) so that the main source of air infiltration – THE FRAME – is still leaking like a sieve. In fact, a new tighty whitey plastic window may well force MORE air through the frame.
Now, when I first began public speaking about window replacement mythology, I was in the North and now I am in the South. And the issue is pretty much the same – you save energy – whether heating or cooling – by limiting air infiltration and installing insulation. The problem is, the myth of the replacement window so colors our perception that we can’t see things right in front of us.
The power of the myth is so strong that the writers of this magazine failed to interpret the cover photo correctly. This is a heat audit, where red and orange illustrate air infiltration and heat loss. Blue is where there is less air infiltration and heat loss. So the obvious conclusion is that this house needs to insulate its roof, because it is raging red. But that’s not what they saw – they saw blue windows and celebrated their replacement. (You can see classic frame infiltration in the center second-story window.)
Today we drafted a statement for tomorrow’s Historic and Design Review Commission that covered FIVE different buildings trying to get replacement windows. A couple had a little rot on the bottom rail or sill, but most were in fine shape. They. Could. Be. Fixed. That is the bottom line.
We lose sight of this basic truth by focusing on replacement window materials – should they be wood? Plastic (vinyl)? Aluminum clad?
At some level I don’t care. Once you have landfilled the historic windows it becomes academic. The whole point of heritage conservation is reusing things that are valuable.
It is hard to keep the simple fact of “Fix it. don’t ditch it” in a mind poisoned by a generation of relentless advertising.
They are called replacement windows because you have to keep replacing them. That is the business model.
The Transylvanian Heritage Landscape
It was just as they said it would be. Like walking into a fairy tale. Quaint villages lined with brightly painted stucco houses with rust-colored tile roofs, fortified churches and watchtowers, an architecture at once Classic and Romantic. Furrowed fields in a patchwork, horse-drawn carts, forests brimming with wolves and bears and a sense that not only have we left behind the 20th and 21st centuries but even the late 18th is seeming a bit too hectic for this cultural landscape. Continue Reading
How To Weatherproof Your Windows
Many previous posts deal with windows and the benefits of repairing historic wooden windows. A post from November detailed one of my do-it-yourself repairs of my perfectly square, well-functioning 110-year old windows and just this week I shared the details of my heating bill. Now, you can learn “How To Repair and Weatherproof your Windows” in a workshop of that name this Saturday, March 7, from 9-10 AM at Von Dreele-Freerksen, 509 Madison Street in Oak Park. It’s free!
In 2005 I did a panel on windows with Doug Freerksen, who brought his tools and discussed how you can repair and weatherproof your windows, so I know it will be a good seminar.
BTW, you CAN’T do a seminar on “How to Repair Your Replacement Windows.”
Insulation, not replacement windows
The Obama stimulus bill has $5 billion for making modest income homes more energy efficient. The way to do this is to insulate their attics, not replace their windows. Once you insulate the top of your house, you have completed 80% of your energy savings. The marketing by window replacement manufacturers and vendors disguises this fact, but it is obvious once you remember one principle from elementary school: heat rises.
A few hundred dollars of insulation will thus do more for energy efficiency than a thousand dollars of replacement windows. The cheapest replacement windows, under $200 plus installation, will take 30 years to pay for themselves in energy savings, and will not last nearly that long. Continue Reading
windows windows more windows
After a very good article about window replacement not long ago, today’s Your Place section of the Tribune slipped back into bad habits with a cover story arguing that old drafty windows are “so last winter.”
replace your windows
Image: The permanent fog of a 1980s replacement window.
Friday there was an article about replacement windows in the Tribune. Like most consumer-oriented pieces, it warned about the pitfalls and pitches of various types of window replacement – wood is a better insulator but more expensive; plastics can’t match colors and look like crap; installation makes all the difference. The last point is a good one – a large fraction of people who replace their windows don’t get much energy savings because the key is the window frame and if it is not replaced, the air just runs right around those new $500 double-glazed tilt-pacs.
But the key consumer decision was left out of this article, as it usually is. How about repair? The sustainable answer, the answer that employs people but pollutes less. Continue Reading
Replacement Windows
Heating bills going up? You need replacement windows – save up to $200 per year with $20,000 in new plastic windows – guaranteed for up to 10 years!
I suppose “Truth in advertising” is as oxymoronic as “sport utility.” Fact is that replacement windows are the most successful home improvement marketing scheme of the 21st century. More buildings have had their windows replaced in the last five years than ever – not because more buildings NEEDED their windows replaced – it is simply super successful marketing, the kind that crawls under your skin and populates your dreams and becomes entirely reflexive.