Historic General Contracting
Most general contractors are built around new construction. They know how to frame a wall, hang a door, and move a project from start to finish on a modern building. Old buildings are a different problem. The materials behave differently, the methods are different, and a decision that works fine on new construction can quietly destroy something irreplaceable on a house from 1750.
Heritage Restoration is a general contractor for old and historic buildings. That is the whole focus.
We handle full-service general contracting on historic properties, from major multi-year restorations down to small, specialized requests that most contractors will not take on. Because our crew is cross-trained across the traditional building trades, we can manage a complex project from the inside rather than subcontracting out every piece and hoping it comes together.
What That Looks Like in Practice
On a typical historic project, we coordinate everything the building needs. Carpentry, window and door restoration, millwork, exterior and envelope work, interior restoration, and the specialized trades like masonry and slate roofing that we bring in trusted partners for. One point of contact, one team accountable for how the whole building comes together.
That coordination matters more in old buildings than new ones. When the framing crew, the window crew, and the masonry crew all understand historic construction, the work fits together the way it should. When they do not, the seams show, and the building pays for it over time.
No Project Too Small
Not every job is a full restoration. Sometimes, a homeowner just needs one thing done right by someone who understands old buildings. We take those on, too. A single repair done properly is often what starts a longer relationship, and we would rather do the small job well than turn it away.
The Way We Work
Our approach is the same whether the project is large or small. Respect the original building. Use materials and methods that are compatible with it. Do work that lasts. When you hire Heritage Restoration as your general contractor, you are hiring a team that has spent decades learning how old buildings are put together and how to keep them standing.
Common Questions About Historic General Contracting
Do I need a special contractor for an old or historic home?
In most cases, yes. Old buildings are made from materials that behave differently from modern ones. Lime mortar, plaster, old-growth timber, and original windows all respond to moisture, movement, and temperature in ways a standard contractor often is not trained to handle. The risk is real. When someone uses incompatible materials or modern shortcuts on an old building, the damage can be expensive to undo and sometimes impossible. The whole point of hiring a contractor who specializes in historic work is to avoid creating problems that cost far more to fix than they would have cost to do right the first time.
How much does it cost to restore a historic home?
It depends almost entirely on the building's condition and the scope of the work, so anyone who gives you a firm number before understanding your building is guessing. Historic work generally runs higher per square foot than standard construction because it requires specialized labor, custom or sourced materials, and the near certainty that something unexpected is waiting behind the plaster. The most important thing you can do when budgeting is to set aside a contingency, often around 25 percent of the total, especially on a building that has not been regularly maintained. Old houses almost always reveal something once the work begins, and a realistic budget plans for that instead of being surprised by it.
How do I find and vet the right contractor for a historic home?
Look for someone who has actually done work on buildings like yours. Ask to see projects of a similar period and style, and ask to speak with other historic homeowners they have worked with. Make sure they carry proper licensing and insurance, and for any building built before 1978, make sure they are EPA lead-safe certified. Beyond the credentials, ask how they think. How do they approach preserving original features? How do they handle the surprises that come up mid-project? And who manages the permits? A contractor who understands old buildings will have real answers to those questions, not vague reassurances.
Can you renovate a house in a historic district, and do you need approval?
Yes, you can renovate a house in a historic district. The idea that these districts forbid any change is a myth. What they regulate is exterior changes that are visible from the street. Interior work is usually not reviewed at all. In Providence, exterior changes in the local historic districts go through the Providence Historic District Commission, which issues a Certificate of Appropriateness. The process is more manageable than most people expect. The commission reviews about two-thirds of applications in-house as minor alterations without a public hearing, and by law, it has to act within 45 days of a complete application. An experienced general contractor handles the documentation and the application process, so you are not navigating it alone. Keep in mind that the specifics vary from town to town, so Newport, Bristol, and East Greenwich each have their own commissions and guidelines.
What is the difference between restoration, renovation, and rehabilitation?
These words get used interchangeably, but they mean different things. Restoration means returning a building to how it was at a specific period, repairing or replacing it in kind. Renovation means updating a building so it functions like new, often with less concern for historic accuracy. Rehabilitation means adapting a building for modern use while keeping its historic character intact. Preservation means arresting decay and maintaining the building as it is. Most real projects are a blend of these, and part of our job is helping you find the right balance between authenticity, cost, and how you actually need to use the building.
Are there tax credits for restoring a historic home in Rhode Island?
This is where a lot of homeowners get bad information, so it is worth being clear. Rhode Island has a generous historic tax credit program, but both the state credit and the federal 20 percent credit apply only to income-producing properties like rentals and commercial buildings. They do not apply to owner-occupied private homes. If you live in your historic house, those credits are not available to you, regardless of what you may have read. The realistic option for a homeowner is the Rhode Island Historical Preservation Loan Fund, which offers low-interest loans to owners of properties listed on the State Register of Historic Places, though that does require signing a preservation easement. We are glad to point you toward the right resources, but for anything involving taxes, you should confirm the current rules with the state and your accountant, since these programs change.
