How Savannah’s Historic Preservation Review Works

Thinking about repairing a porch, swapping windows, or adding a fence on a Savannah Historic District home? You are smart to ask how the preservation review works before you start. With a little planning, you can protect your home’s character and keep your project on schedule. This guide explains who reviews what, when you need a Certificate of Appropriateness, how long it takes, and how to set your project up for success. Let’s dive in.

What the review covers in Savannah

The City of Savannah’s Historic Preservation program regulates exterior changes within the locally designated North and South Historic Districts. The Historic District Board of Review, along with City Historic Preservation staff, administers that review. The key trigger is visibility from a public right of way.

If your work changes the exterior appearance and can be seen from the street or sidewalk, you likely need review. This includes additions, demolition, new construction, porches, fences and site features, storefronts and signs, window or door replacements, roofing, mechanical equipment that is visible, and sometimes paint color changes on prominent facades.

Local review is separate from state or federal programs. If you are pursuing state or federal tax credits, your project must also meet the Secretary of the Interior’s Standards. Local guidelines are closely aligned, which helps you plan one coherent scope.

When you need a Certificate of Appropriateness

The basic rule is simple. You must obtain a Certificate of Appropriateness, called a COA, before starting regulated exterior work. Starting work without approval can lead to stop work orders, penalties, and costly corrective measures.

A COA does not replace construction permits. After you receive a COA, you still apply for building, electrical, plumbing, or other permits as needed.

Two review paths: staff or Board

There are two primary pathways for COA review.

• Administrative staff review. Staff can approve routine work that fits predefined guidelines or is like for like. Common examples include in kind repairs, certain screened mechanical installations, and matching material replacements. This path is usually faster.
• Board of Review meeting. Larger changes, new construction, major alterations, demolition, or proposals that do not fit staff criteria go to the Historic District Board of Review at a public meeting. These require more documentation and follow the meeting schedule.

If you are unsure which path applies, schedule a pre application consultation with City staff. This quick conversation can confirm the likely route and the documentation you will need.

How to apply: step by step

A clear, complete application keeps your project moving. Most submittals include:

• Completed application form and contact information for your contractor or architect
• Current photos of the work area and the streetscape
• Scaled drawings, such as site plans, elevations, and sections for additions or new construction
• Construction details, material descriptions, product data, and samples
• Paint color samples or codes if relevant
• For demolition, documentation of condition and any structural or economic hardship evidence
• For signage, size, mounting, and illumination details

Board reviews follow a public process. Your proposal is included in the HDBR packet, posted for public view, and heard at a scheduled meeting. The Board may approve, approve with conditions, deny, or defer for more information. Post approval changes may need an amendment or staff sign off.

Design standards that shape decisions

Savannah applies local design guidelines that reference the Secretary of the Interior’s Standards for Rehabilitation. In practice, reviewers look for compatibility, repair over replacement, and thoughtful placement of new elements.

Key principles you should expect:

• Prioritize repair of original materials. If replacement is unavoidable, match material, dimension, and profile.
• Keep additions compatible and subordinate in size and massing.
• Place mechanical equipment where it is not visible, or provide effective screening.
• Preserve porches, stoops, and the rhythm of windows and doors.
• Aim for reversibility and minimal visual impact when introducing new features.

Windows

Window projects receive close scrutiny. Full removal of historic sashes or changes to openings are often discouraged. Reviewers favor repair, weather sealing, or custom replacements that match original profiles and muntin patterns.

Porches and roofs

Porch repairs and structural work should match historic profiles and details when original elements are documented. Changes to roof pitch, cornice lines, or the use of highly visible modern roofing can be problematic.

Additions and new construction

Visibility matters. Additions set to the rear and designed to read as compatible, not dominant, tend to fare better. For new construction, scale, setbacks, materials, and the rhythm of openings are evaluated for overall compatibility.

Mechanical and utilities

Rooftop or wall mounted equipment visible from the street usually needs screening or relocation out of public view. Plan for this early so it does not delay your approval.

Timelines and what to expect

Build a realistic schedule that includes review time.

• Pre application meeting. Often scheduled within 1 to 3 weeks, based on staff availability.
• Completeness check. After you submit, staff may take several days to a couple of weeks to confirm the packet is complete.
• Administrative approvals. Commonly 1 to 4 weeks after a complete submittal.
• Board pathway. Packets are due several weeks before a meeting, then you wait for the scheduled date. If revisions are requested or the item is deferred, each new cycle can add 2 to 6 or more weeks.

A typical Board level COA can take 4 to 12 weeks from submission to decision. Complex projects, appeals, or major redesigns can take longer. After COA issuance, permit review adds additional time.

Fees, permits, and expirations

The City charges application fees for COAs, with separate fees for demolition, appeals, and building permits. Fee schedules can change, so confirm current amounts with City staff. Many COAs expire if work does not begin within a set period, and extensions are often available by formal request.

Starting regulated work without a COA can result in stop work orders, fines, and required corrective work. Those fixes can be more expensive and time consuming than getting approval up front.

Smart prep for buyers in the Historic District

If you are still shopping for a home, plan ahead so you understand what is feasible on a given property.

• Ask the seller for past COAs, approvals, and maintenance records.
• Confirm the property’s district boundaries and any overlay provisions.
• Request a pre purchase consultation with Historic Preservation staff to discuss likely review pathways for your goals.
• Walk the property with a preservation experienced architect or contractor for a rough scope and cost reality check.
• If you plan significant exterior work, consider a COA or preservation review contingency in your offer.

Planning your project: a simple roadmap

Set your project up for a smoother review with this sequence:

1. Meet with City staff to clarify requirements and whether your scope can be handled administratively.

2. Prepare a complete packet. Include photos, drawings, materials, product data, and any historic documentation.

3. Submit and respond quickly to staff requests for additional information.

4. Obtain the COA by staff approval or at the HDBR meeting. Plan to attend if your item is on the agenda.

5. Apply for building permits after the COA is issued. Coordinate the construction schedule with permit timing and any COA conditions.

Work with the right team

Choose professionals who know Savannah’s historic standards. Preservation experienced architects and contractors can craft details that meet local expectations and avoid delays. Local nonprofits can be a resource for historic photos and best practices. If you plan to pursue tax credits, coordinate your COA strategy with state and federal approvals.

Avoid common pitfalls

• Replacing original windows without exploring repair or custom matched options.
• Designing additions that overwhelm the main structure or are highly visible from the street.
• Installing visible mechanical equipment without screening or placement planning.
• Submitting incomplete packets or missing Board deadlines.
• Scheduling construction before you have your COA and permits.

Your next step

If you want help aligning your renovation plans with Savannah’s review process, you are not alone. A little guidance upfront can save months on the back end. For local insight on timelines, referrals to preservation minded pros, and a property strategy that fits your goals, reach out to Rebecca Palmer Realty.

FAQs

Do you need a COA to repaint a house in Savannah’s Historic District?

• Repainting with the same color or in kind touch ups may be treated as maintenance and handled administratively, but visible color changes can require review. Confirm with City staff before you paint.

Can you replace historic windows with vinyl in Savannah’s Historic District?

• Many proposals favor repair or custom wood replacements that match original profiles. Vinyl that changes the appearance is often discouraged. Discuss options with staff or a preservation architect.

What counts as visible from a public right of way in Savannah’s Historic District?

• If the change can be seen from the street or sidewalk, it usually triggers review. Visibility often influences how closely a proposal is scrutinized.

Does National Register status change your local review requirements in Savannah?

• National Register listing is honorific at the local level. You must still obtain a local COA, and tax credit projects must also meet federal standards.

How long does a typical COA take in Savannah’s Historic District?

• Administrative approvals often take 1 to 4 weeks after a complete submittal. Board level reviews commonly take 4 to 12 weeks, with added time if revisions are required.