9 minute read
Age Before Beauty
Renovation by Strobel Design Build
Photos by Douglas Harrison of Home Exposure Photography / Interior Design by Barbara Johnson
BY SYLVIA HOPKINS
Tampa, St Petersburg, and St. Pete Beach all boast rich histories. One of the oldest and best-preserved neighborhoods in this area is nestled on the southern tip of St. Pete Beach. Just south of St. Pete Beach’s Don Cesar Pink Palace, you’ll find the quaint beach community of Pass-a-Grille Beach. Settled in 1886 by army veteran Zephaniah Phillips and his family, the area was already known among Spanish and French fishermen for its fruitful waters.
Zephaniah built the first home on Pass-a-Grille, and among one of the first homes on the Pinellas County beaches. Many homes would be built in the years following this initial settlement. These early residents would use a ferry service to cross the intracoastal waterway between St. Petersburg and St. Pete Beach. It wouldn’t be until 1919 that a local developer would build a bridge connecting the beaches and mainland St. Pete. In 1928 the Don Cesar, famously known as the “Pink Palace” of St. Pete Beach would become the crown jewel of the area.
The home featured in these photos is located on historic Pass-a-Grille Beach. Built in 1920, just one year after the opening of the first bridge to Pass-a-Grille, the home encapsulates early St. Pete Beach charm. This project was completed by Strobel Design Build through a successful and intimate collaboration with the homeowners.
Originally built in the popular beach house bungalow style of the early 20th century, the home features large windows that bring light into the open floor plan. During the design process the owners worked with Strobel Design Build to come up with a plan that honored the history of the house while still bringing it up to the owner’s modern standards of living. Contemporary finishes are tastefully and intentionally planted throughout, providing an elevated level of comfort and functionality to this historic home. As an added bonus, the back of the property is home to a charming little cottage that can be used by visiting family and friends.
Renovate vs New Build
If you have ever considered home ownership in the Tampa Bay area, then you have likely explored some of the area’s historic neighborhoods and possibly even some of the historic homes. Coming in all shapes and sizes, the historic homes of Tampa Bay feature all degrees of unique character. Unfortunately, that character often includes very real signs of aging which typically require some level of professional attention in order to make these residences safe and comfortable.
In many cases this leads homeowners to entertain the question: “Should I renovate, or should I build new?” There is no one-size-fits-all answer to this question. The answer typically depends on a variety of factors, both to do with the house itself as well as the homeowners.
First, let’s explore factors that involve the property. The condition of the historic home is usually directly linked to how well the home has been maintained and updated throughout its life. For example, maintenance such as termite and moisture control and treatment, updates including pipes, electric wiring, and HVAC units and ductwork. If these updates and maintenance items have been appropriately performed to the home throughout its life, the project scope will be more cost-effective than it would be if these items were neglected for large spans of time. Ultimately, the remodel of a well-maintained historic home is more likely to have the luxury of focusing on aesthetic elements rather than safety and functionality issues.
Next, we can explore the factors that relate to each individual homeowner. As with any remodeling project, there are a myriad of factors to consider, and there are a number of additional factors to note regarding historic homes.
First and foremost, it is important for homeowners to identify their tolerance for the unexpected. The process of historic home remodeling, more often than not, includes more work than one may bargain for. Most competent contractors will perform some degree of due diligence investigation of the condition of the home before presenting the homeowner with an estimate or contract. Nonetheless, it is impossible to predict or determine what a remodeling project could reveal about the condition of what lies hidden beneath the surfaces of a home.
Consequently, most historic home remodels reveal additional work that needs to be done. This can range from minor moisture damage repair to major foundation issues. Therefore, it is important for a homeowner to be prepared for some (possibly unpleasant and costly) discoveries during their historic home remodel.
Another factor that is often relevant in the large-scale renovations of historic homes is that it may not necessarily be the most economic option. Meaning that in some cases, an extensive remodel is comparable in cost to a new home build. To certain homeowners, the value of their historic home is enough to justify the cost. Whereas some homeowners prefer the predictability of cost and dependable value of a new home build. There is no correct course, it simply comes down to individual preferences and priorities.
Understanding FEMA Rules
Living in coastal cities means that homeowners must also be aware of restrictions implemented by the Federal Emergency Management Agency (FEMA) to flood-zone properties and improvements. The FEMA rule states that improvements to noncompliant homes (typically referring to homes with living floors below base flood elevation) cannot exceed 49% of the depreciated structure-value.
This “Structure Value” refers to the value an appraiser assigns to the home structure alone, not including the value of the land or any other property features. The property appraiser assigns a value to each property and its corresponding structure; however, FEMA will also accept appraisals executed by certified independent appraisers.
The reality is that many historic homes have relatively low structure values compared to their market value. Consequently, many of these properties do not have the FEMA allowance necessary to support the remodels that may be desired by the homeowner, or even necessary in order to make the property comfortable.
In certain municipalities it is possible to undergo consecutive permits, meaning separate projects within a property’s FEMA allowance can be performed consecutively. However, many municipalities are implementing time restrictions to FEMA allowances. For example, in St. Pete Beach, a homeowner must limit improvements to their property’s FEMA allowance within a 5-year period. An exception to this rule is homes which are Historically Registered. The project featured here is a home remodel completed by Strobel Design Build that was exempt from FEMA restrictions as it was historically designated.
A solution that coastal historic home homeowners are exploring more and more is the route of lifting a home’s structure to above base flood elevation, and setting them on new, compliant foundations. Once the lowest living floor is sitting above base flood, it is considered to be a compliant structure and no longer subject to the FEMA allowance restrictions.
Ultimately it is important for homeowners to do their research on the FEMA restrictions their home may be subject to whenever considering a remodel. Experienced and informed contractors will be an integral part of this research. A competent contractor will be able to walk clients through the restrictions they are subject to, collaborate with clients on what their options are, and identify which option is the best course of action for the homeowner.
Choosing the right contractor
Home remodeling in any form is an intimidating affair, even more so when one adds the additional complexity of the remodel taking place on a historic home. The contractor chosen for the project can make or break the experience, not to mention the final result. There are multiple factors that should be considered when deciding on a contractor.
First, it is important to note that most historic home renovation projects begin with the need for a design and likely engineered architectural drawings. There are two main paths that can be taken in this. “Design-Bid-Build” is a process where the client hires an architect directly to collaborate with in the development of plans that can be presented to contractors for estimates and bids. The benefit to this is that clients are able to work closely with the architect on designs. The downside to this is that it is challenging for clients to anticipate the cost of the different design options during the design process.
The second option is “Design-Build,” in this process firms are composed of both builders and designers on staff. The benefit of a design-build firm is that the design process includes feedback and collaboration from both a general contractor and an architect, giving the client a well-rounded understanding of project feasibility and economics. In a design-build project, the client is typically able to determine project costs and timeline early on in engagement with their chosen firm.
The level of experience in historic homes of the architect and/or contractor being engaged is of paramount importance. A contractor with experience remodeling historic homes is going to be better equipped to determine the unique needs of individual projects based on their specific characteristics. In order to determine if a given contractor is up to par with their project, potential clients should review photos of completed work and interview contractors on their experience level and comfortability in older homes. Years in business is also a telling indicator of several things, including a positive reputation in their community as well as a high degree of familiarity with the homes and projects in your area.
When considering hiring a contractor, before all else, a client should confirm regulatory compliance. Each licensed contractor is issued a license number that you can search and confirm on the website for the Florida Department of Business and Professional Regulation. Additionally, there are professional organizations that contractors can elect to be members of which offer additional credentials and certifications and set higher standards. The National Association of the Remodeling Industry (NARI Tampa Bay) is a great example of this.
Strobel Design Build has been a member of NARI for over 20 years and has won over 100 awards for their design-build projects through NARI and other professional organizations, including “Remodeler of the Year” for 2022. If you are considering a waterfront, beachside, or historic home remodeling project, they are the most qualified firm in the Tampa Bay area to turn your vision into reality.
Photos by Douglas Harrison of Home Exposure Photography
-
