Buying A Historic Home In Savannah: A Practical Guide

Dreaming of a brick rowhouse off a live oak–lined square, or a sunlit condo in a storied warehouse by the river? Buying in Savannah’s Historic District is rewarding, but it comes with unique rules, inspections, and renovation realities that can surprise even seasoned buyers. You want character and comfort without costly missteps. This guide gives you clear steps for approvals, inspections, financing and insurance considerations, and ownership choices so you can plan with confidence. Let’s dive in.

What “historic” means in Savannah

Savannah’s core is a National Historic Landmark District and includes several locally designated historic districts and overlay zones. Day-to-day, local rules matter most. The City of Savannah, through preservation staff and the Historic District Board of Review, oversees exterior changes visible from the street.

Several authorities can influence your project. City preservation staff and the review board apply local design guidelines and the preservation ordinance. State reviewers get involved when you pursue state or federal incentives. Federal standards apply when federal funding or tax credits are used. Local nonprofits, like Historic Savannah Foundation, are strong advocates and helpful technical resources.

The takeaway: expect a local design-review step for exterior changes, and coordinate early if you plan to use state or federal incentives.

What needs approval

Exterior work that is visible from a public right of way usually needs a Certificate of Appropriateness. That can include demolition, additions, porch, roof and window changes, storefront alterations, fences, and some signage. Interior changes are generally not regulated by the historic board, but building permits and code requirements still apply.

Private restrictions can also matter. Preservation easements, deed covenants, and HOA or condo rules can add another layer of review. These run with the property and remain after a sale.

Practical steps:

• Confirm whether prior approvals exist by pulling the City property file early in due diligence.
• Ask the seller for past approvals and permits for major work.
• If a condo, review association rules to see which elements are covered by the association versus unit owners.

How the review process works

Most exterior projects start with a clear scope, photos, and measured drawings. The review board looks for compatibility with the historic character, retention of original features where feasible, and minimal visual impact on the streetscape.

Typical steps:

1. Pre-application conversation with City preservation staff to align on scope and materials.
2. Submit for a Certificate of Appropriateness with drawings, photos, and material samples.
3. Attend public meetings if required and respond to any staff or board comments.
4. After COA approval, apply for building permits for structural, mechanical, or other work.

Tips to avoid delays:

• Provide complete, accurate submittals. Include context photos and material specifications.
• Plan for lead time. Small exterior changes can take weeks. Larger projects can take longer.
• If you receive a denial, ask about the appeals path and what changes would address concerns.

Common building conditions to expect

Savannah’s historic homes and rowhouses often include wood-frame or brick construction, plaster interiors, historic masonry, and ironwork. Typical wear includes deferred maintenance on roofs and drainage, wood rot and termite activity, aging electrical and plumbing, and localized foundation settlement. Older buildings may contain lead-based paint and, in some cases, asbestos in insulation or mastics.

These conditions are common and manageable when you plan for them. The key is to inspect thoroughly and build in time and budget for specialized work.

Inspection priorities

Go beyond a standard home inspection with a team that understands historic fabric:

• General home inspection with historic experience.
• Structural engineer for sagging floors, foundation movement, and wall separation.
• Termite and wood-destroying organism inspection, including moisture and wood-decay assessment.
• Roof and drainage review, including gutters and flashing.
• Masonry and mortar evaluation, especially lime versus cement mortar needs for repointing.
• Mechanical, electrical, and plumbing review for older systems like knob-and-tube wiring, outdated panels, and galvanized or lead piping.
• Hazardous materials testing for lead paint and asbestos when applicable.
• Historic-materials specialist for plaster, wood windows, trim, and ironwork conservation.

Renovation realities and cost drivers

Historic repairs often favor retention and repair over replacement. That approach can increase unit costs because it relies on skilled craft labor and appropriate materials. Matching historic materials, such as bricks, lime mortar, or period roofing, may be required or encouraged and can raise costs.

Bringing systems up to current code can also cascade. For example, electrical upgrades may require opening walls and coordinating insulation and finish repairs. Specialized contractors can be in high demand, so book early.

Smart planning:

• Carry a contingency of at least 10 to 25 percent for unforeseen conditions.
• Expect a longer timeline than a newer home due to approvals and scheduling of specialized trades.

Financing, insurance, and incentives

Most owner-occupants use standard mortgage products, but underwriting for older homes focuses on condition and appraisals. If you anticipate major work, consider renovation loans like FHA 203(k), Fannie Mae HomeStyle Renovation, or a private rehab or construction loan. Lender familiarity with historic properties varies, so choose partners who understand older homes.

Insurance can be higher for historic properties because replacement costs reflect specialty materials and skilled labor. Ask about code-upgrade or law-and-ordinance coverage, and whether your policy covers replacement in like kind and quality. Parts of the Historic District are in FEMA flood zones. If you finance through a regulated lender and the home is in a flood zone, flood insurance may be required.

Incentives exist for income-producing historic rehabilitations. The Federal Historic Rehabilitation Tax Credit offers a 20 percent credit for certified rehabilitation of income-producing historic buildings that follow the Secretary of the Interior’s Standards. State-level programs vary by year. If you plan to use credits, coordinate with the state historic preservation office and the National Park Service before starting work.

Condo, townhome, or single-family

You will find a mix of rowhouses, condominium conversions, and detached homes near the squares. Each has distinct responsibilities and review processes.

Condominiums:

• Exterior upkeep is often handled by the association, which may also lead the COA process for building-wide elements.
• Lenders and insurers look at the HOA’s financials and reserves, especially for major envelope work like roofs, masonry, and windows.
• Rules may limit rentals or short-term stays. Confirm city zoning and HOA restrictions if you plan income use.

Townhomes and single-family:

• You are responsible for exterior maintenance and navigating COA approvals directly.
• You control repair standards and scheduling, which appeals to buyers who want hands-on stewardship.
• Expect higher individual outlays for major exterior projects compared to shared HOA models.

Choose based on your lifestyle. Condos can suit second-home owners who want less exterior responsibility. Townhomes often appeal if you want full control and more privacy. In every case, historic character is the draw, with a tradeoff of more careful maintenance.

Due-diligence checklist

Use this list to surface issues early and avoid surprises:

• Pull the City of Savannah property file for past approvals, conditions, and any violations.
• Order a comprehensive inspection package: general, structural, termite, roof, and hazardous materials as needed.
• Confirm flood-zone status and ask for an elevation certificate if available.
• Review the deed for easements or covenants and, if a condo, read bylaws, reserves, and recent board decisions.
• Request seller invoices for major work and any Certificates of Appropriateness or building permits.
• Engage lenders and insurers early with photos and a draft scope to get accurate terms and premiums.
• Build in extra time for review meetings, permits, and scheduling specialized trades. Carry a 10 to 25 percent contingency.

Planning your project timeline

A realistic timeline reduces stress and budget creep. Start by mapping three parallel tracks: due diligence, design and approvals, and contractor scheduling. Pre-application conversations with City staff can clarify expectations, which helps you submit a strong COA package the first time. As you line up bids, confirm that contractors have historic experience and availability that aligns with your target start date.

Good signals of readiness include clear drawings, material selections, an agreed scope and budget, and a plan to address code upgrades. When your approvals and permits are in hand, you can start with confidence and fewer change orders.

Next steps

Buying a historic home in Savannah is about stewardship and lifestyle. With the right prep, you can enjoy original windows that glide, plaster that feels cool to the touch, and ironwork that frames your porch mornings. If you want help navigating rules, inspections, and timelines, reach out for local guidance tailored to your goals. Start your Lowcountry home search with Rebecca Palmer Realty.

FAQs

Do paint color changes need approval in Savannah’s Historic District?

• It depends on visibility from the public right of way and local designation. Exterior changes seen from the street may require review. Interior paint is typically not regulated.

Are historic windows required to be preserved in Savannah?

• Repair is usually preferred. If replacement is approved, you will likely need to match historic profiles and appearance. Start with a window repair assessment.

Can I demolish a rear addition or an old carriage house in the Historic District?

• Demolition is heavily scrutinized and typically requires a COA with a high threshold. It is often allowed only if the structure is beyond feasible repair. Consult the City early.

Will a Savannah historic home cost more to insure and maintain?

• Often yes. Specialty materials and skilled labor increase costs, and flood risk or code upgrades can raise premiums. Request detailed quotes before you finalize a purchase.

Are there tax credits for a historic home I plan to live in?

• The federal 20 percent Historic Rehabilitation Tax Credit applies to income-producing historic properties, not most owner-occupied homes. Check state programs for any updates.

How do I find contractors with historic experience in Savannah?

• Consult Historic Savannah Foundation resources and ask City preservation staff for local trades experienced with plaster, historic windows, masonry, roofing, and ironwork.

What inspections should I order for a Savannah historic property?

• In addition to a general inspection, add structural, termite, roof and drainage, electrical and plumbing, and hazardous materials testing when applicable.