Buying a Historic Home in Salem or Marblehead: What to Know About Historic Districts
Some of the North Shore's most beautiful homes sit in local historic districts. What that means for exterior changes, windows, paint and additions, plus what to inspect in an antique home before you buy.
Salem and Marblehead have some of the oldest and best-preserved homes in the country, and parts of both towns are local historic districts. If a home is in one, many exterior changes visible from a public way (windows, doors, siding, roofing materials, fences, additions, sometimes paint) need approval from the local historic commission before you do them. That's not a reason to avoid these homes. It's a reason to know the rules before you buy, and to budget for doing things the right way.
How do I know if a home is in a historic district?
Ask the listing agent, check the town's historic commission website, or call the planning office. Being in a National Register district is different from being in a local district. Local districts are the ones with design review.
What usually needs approval?
It varies by district, but commonly:
- Replacing windows or doors
- Changing siding, trim or roofing materials
- Additions, decks and dormers visible from the street
- Fences and walls
- Demolition of any part of the structure
Interior work generally isn't reviewed.
What should you inspect in an antique home?
- Structure: sills, beams and foundations (stone foundations are common).
- Moisture: basements, gutters and grading.
- Systems: wiring age, heating, plumbing, and whether the chimney is lined.
- Lead paint: almost certain in pre-1978 homes. See the lead law.
- Windows: original windows can often be restored, sometimes more cheaply than replaced.
Use an inspector with old-house experience.
Questions people actually ask.
Can I put solar panels on a historic home?
Possibly, depending on visibility and the district's guidelines. Ask the commission before you plan on it.
Does historic district status affect value?
Many buyers pay a premium for protected historic neighborhoods. The rules that limit your changes also protect your neighbors' homes.
How long does approval take?
Commissions usually meet monthly. Plan your projects with that timeline in mind.
This article is general information about Massachusetts real estate, not legal, tax, or financial advice. Every property and transaction is different. For advice on your situation, talk with me and, where appropriate, an attorney, lender, or tax professional.