The distinctive terra cotta ornaments, copper flashings, and decorative cornices that give historic commercial buildings their character also present unique maintenance challenges. Property managers often face a critical decision: handle restoration work with in-house maintenance staff or call in a specialized building restoration company.
Making the wrong choice not only wastes resources but can actually accelerate the deterioration of irreplaceable historic features.
Understanding the Capabilities Gap
In-house maintenance teams excel at routine upkeep but typically lack the specialized knowledge required for true historic restoration. This capabilities gap becomes evident when comparing:
Technical Knowledge of Historic Materials
- In-house teams typically understand contemporary building materials but may be unfamiliar with historic lime mortars, traditional roofing techniques, or period-specific construction methods.
- Restoration specialists possess deep knowledge of historic building technologies, material properties, and traditional construction techniques specific to different architectural periods.
Specialized Tools and Equipment
- In-house teams generally have access to standard construction tools designed for modern materials and methods.
- Restoration specialists maintain specialized equipment for historic materials—from custom-profiled masonry blades to traditional metalworking tools that match original fabrication techniques.
Material Sourcing Networks
- In-house teams typically source materials through standard building supply channels, which rarely carry historically appropriate options.
- Restoration specialists maintain networks of specialty suppliers, salvage sources, and custom fabricators who can provide authentic materials or create accurate reproductions of historic elements.
Regulatory Compliance Understanding
- In-house teams may lack familiarity with preservation standards, landmark requirements, and historical review processes.
- Restoration specialists understand the regulatory landscape governing historic buildings and can navigate approval processes for landmark properties.
When In-House Teams Are Appropriate
Despite these differences, in-house maintenance remains suitable for certain aspects of historic building care:
- Regular inspections of vulnerable building elements
- Minor repairs using previously established methods
- Routine cleaning using approved techniques
- Emergency stabilization following weather events
- Implementation of preventive maintenance programs
- Monitoring of known problem areas
- Documentation of changing conditions
The key is establishing clear boundaries for in-house work and recognizing when conditions require specialized expertise. Many successful preservation programs operate with in-house teams handling routine maintenance while partnering with restoration specialists for targeted interventions.
Red Flags: When to Call the Specialists
Certain scenarios should trigger immediate consultation with restoration experts:
1. Material Degradation Beyond Surface Cleaning
When historic materials show signs of deterioration beyond surface soiling, restoration specialists should be consulted. This includes:
- Spalling or delamination of masonry surfaces
- Advanced corrosion of architectural metals
- Detaching or crumbling terra cotta elements
- Deteriorating mortar joints with significant material loss
- Wood elements showing signs of rot or structural compromise
- Cracked or deformed decorative features
These conditions require assessment by experts who understand deterioration mechanisms specific to historic materials and can develop appropriate intervention strategies.
2. Water Infiltration Through Building Envelope
Water penetration into the building envelope demands specialized knowledge of historic waterproofing systems. Signs requiring expert attention include:
- Persistent leaks despite basic repairs
- Water staining on interior surfaces
- Efflorescence on masonry walls
- Bulging or displacement of facade elements
- Ice damming at roofing edges
- Failed flashing or drainage components
Water management in historic buildings involves complex interactions between traditional materials and construction techniques that restoration specialists understand at a systemic level.
3. Previous Incompatible Repairs Causing Problems
Many historic buildings suffer from well-intentioned but incompatible previous repairs that accelerate deterioration. Restoration specialists should address:
- Portland cement patches on lime-based masonry
- Silicone caulking over traditional joinery
- Waterproof coatings that trap moisture within historic materials
- Modern replacement elements that don’t match expansion properties of original materials
- Galvanic corrosion from incompatible metal combinations
- Improperly designed flashing that directs water into the building envelope
Correcting incompatible repairs requires understanding both historic and modern materials and how they interact over time.
4. Replication or Reconstruction of Missing Elements
When historic elements require replication or reconstruction, restoration specialists bring essential knowledge of:
- Original fabrication techniques and material composition
- Appropriate joinery and attachment methods
- Traditional finishes and protective coatings
- Period-appropriate details and proportions
- Compatible contemporary alternatives when exact matches aren’t possible
This specialized knowledge ensures that replacement elements will perform properly and maintain historical accuracy.
5. Structural Issues Affecting Historic Fabric
When structural problems impact historic fabric, restoration specialists provide crucial expertise in:
- Non-destructive investigation techniques
- Minimally invasive stabilization methods
- Traditional structural systems and their behavior
- Reinforcement strategies compatible with historic materials
- Selective disassembly and reassembly techniques
These specialized approaches preserve maximum historic fabric while resolving structural issues.
Conclusion: Strategic Stewardship
The most effective approach to historic commercial building maintenance isn’t choosing between in-house teams and restoration specialists—it’s strategically deploying both according to their strengths. By recognizing when specialized expertise is essential and developing collaborative relationships with qualified restoration professionals, property owners can ensure that their historic buildings receive appropriate care while managing costs effectively.
This strategic stewardship not only preserves architectural heritage but also protects the economic value of historic commercial properties. In the complex ecosystem of a historic building, the right expertise at the right time isn’t an expense—it’s an investment in the building’s long-term viability and value.