The Power of Historic Structure Reports: Preserving Heritage Through Informed Restoration

Preserving the past is a delicate process that demands careful planning and a deep understanding of architectural, cultural and historical nuances. Every historic building tells a story, reflecting the craftsmanship, values and identities of the people who built and used it. Because of their age, these buildings often require much care and attention. Weathering, neglect, urban change and modern demands threaten their longevity, and owners need to be able to reimagine a building’s use to best understand how to rehab or maintain it appropriately and ensure its ongoing relevance.

Enter the historic structure report (HSR), a comprehensive tool to guide restoration, reuse and long-term stewardship. Combining historical research, condition assessments and strategic recommendations, HSRs equip stakeholders to protect the character of historic buildings while adapting them for today’s needs. Understanding the value of HSRs begins with their origins and evolution and leveraging their value as living frameworks that balance the scientific rigor of preservation with the creativity needed to reimagine spaces for current and future needs. In this article, we’ll explore the significance, organization and impact of HSRs, illustrating their power through real-world examples.

The Role and Importance of Historic Structure Reports

Preserving a historic building is a scientific and artistic endeavor, requiring a thoughtful balance of historical understanding, technical precision and strategic foresight. At the heart of this process lies the historic structure report, a comprehensive document that provides the foundation for informed decision-making, serving as a roadmap for restoration and a tool for preserving cultural heritage. By combining historical research, condition assessments and actionable recommendations, these reports enable stakeholders to safeguard the integrity of historic buildings while adapting them for contemporary use.

Key Components of an HSR

Every HSR begins with historical documentation, which serves as the cornerstone of the report. Researchers delve into the building’s origins and evolution, drawing from architectural records, photographs, oral histories and archival materials to piece together its story. This phase provides critical context, uncovering details about the structure’s original design, various uses over time and its significance within the community. Understanding a building’s purpose in its original context often reveals opportunities for adaptive reuse that honor its character while enabling it to serve modern functions.

Equally essential is the condition assessment, a thorough evaluation of the building’s structural and material integrity. Combining on-site inspections with advanced diagnostic tools, this phase investigates key elements such as foundations, walls, roofs and finishes. Whether determining the stability of a timber frame or assessing the impact of decades of weathering on a stone facade, the condition assessment identifies areas of concern and highlights potential long-term risks. This analysis guides immediate restoration needs and informs long-term planning, helping to prioritize interventions that will have the greatest impact on the structure’s preservation.

The final and perhaps most critical component are recommendations for treatment, which form the actionable core of the HSR. These recommendations encompass a wide range of strategies, from selecting historically appropriate materials to designing interventions that minimize alterations to the building’s historic fabric. For example, an HSR might recommend using lime-based mortar for masonry restoration to match the original construction techniques or propose methods for adaptive reuse that align with preservation goals. By offering clear and detailed options, this phase empowers stakeholders to make decisions that balance historic authenticity with practical considerations.

It’s important to note that HSRs are not one-size-fits-all documents, and their focus and scope vary depending on the client’s needs. Some clients may require an HSR to meet mitigation requirements, such as documenting a structure as part of a preservation agreement or in advance of redevelopment. For others, HSRs serve as a guide for ongoing maintenance, providing a roadmap for appropriate repairs and upgrades to ensure the building remains functional and true to its historic character. This flexibility allows HSRs to address a range of preservation goals, from compliance with preservation laws to supporting long-term stewardship and adaptive reuse.

Why HSRs Matter

The power of an HSR lies in its ability to transform detailed research and technical analysis into practical, forward-looking solutions. By offering a clear understanding of a building’s history and current condition, HSRs support informed decision-making, facilitate long-term sustainability through adaptive reuse and help navigate complex legal and regulatory requirements. As importantly, they mitigate uncertainty by identifying risks and proposing clear strategies to overcome them, giving stakeholders the confidence to move restoration projects forward.

One of the lesser-discussed benefits of an HSR is its ability to support funding opportunities. For property owners pursuing preservation grants, an HSR demonstrates proactive planning and commitment, a key factor for many funding organizations. By showcasing a comprehensive understanding of the building’s history, current condition and restoration needs, an HSR can strengthen an application and signal readiness for project execution. It often serves as the first step in a lengthy rehabilitation process, laying the groundwork for subsequent restoration efforts. This strategic approach secures much-needed resources and builds trust among stakeholders and funding bodies.

These reports guide stakeholders through the technical complexities of restoration and highlight the broader importance of preservation in fostering community identity and sustainability. By tailoring each report to specific client objectives, HSRs become invaluable tools for addressing unique challenges and fostering meaningful preservation outcomes. Whether helping a client navigate regulatory requirements, preserve a building’s integrity through informed maintenance or secure funding to bring a vision to life, HSRs play a pivotal role in the lifecycle of historic structures. Ultimately, historic structure reports are tools that bridge the past and the future, ensuring that the legacies embodied in historic buildings endure for generations to come.

Challenges and Solutions in Preparing an HSR

While HSRs are invaluable tools, creating one involves navigating challenges that require technical expertise and creative problem-solving. Each building presents a unique set of circumstances, from missing historical information to complex construction issues, and crafting an HSR involves balancing competing priorities among stakeholders.

• One of the most common challenges in preparing an HSR is incomplete historical records. Buildings with long or undocumented histories may lack sufficient archival materials, such as original drawings, photographs or detailed accounts of alterations. This lack of information can obscure key aspects of a building’s evolution, making it more difficult to fully understand its significance or identify its original features.

• Another significant challenge is structural deterioration and outdated building systems, which can hinder the ability to accurately assess a building’s condition. Years of neglect, exposure to the elements or poorly executed repairs can lead to significant damage, sometimes making it unsafe to access certain parts of the building.

• Creating an HSR often involves working with diverse stakeholder groups, each with unique goals and perspectives. Property owners, community members, preservationists and government agencies may have differing opinions on the building’s future use, restoration priorities or budgetary constraints. Aligning these priorities while maintaining the integrity of the building can be a delicate and time-intensive process.

At RDG, we address these challenges by combining innovative tools with a collaborative, client-focused approach. When historical documentation is scarce, we employ advanced technologies such as laser scanning and photogrammetry to capture precise details of the building’s structure and layout. These tools allow us to create detailed 3D models, providing valuable insights that help fill gaps in the historical record. For example, laser scans can reveal structural irregularities or hidden details that might not be evident through visual inspection alone. In cases of severe structural deterioration, our interdisciplinary team works together to devise creative solutions for safely assessing and stabilizing the building. This often involves collaborating with structural engineers to design temporary supports or using non-invasive diagnostic tools like ground-penetrating radar and thermal imaging. These methods help us uncover critical information about a building’s condition without causing further damage.

Stakeholder collaboration is another cornerstone of RDG’s approach. We begin every project by facilitating open communication with clients, community members and other stakeholders to understand their goals and priorities. By integrating this input into the report’s recommendations, we create an HSR that reflects a shared vision. For instance, when working with municipalities or community organizations, we emphasize strategies that align with broader economic development or cultural preservation goals. This process fosters consensus and helps guide decision-making, whether the focus is on adaptive reuse, sustainable design or heritage storytelling.

Despite the complexities of preparing an HSR, RDG views these challenges as opportunities to innovate and collaborate. By combining cutting-edge tools, technical expertise and thoughtful communication, we transform obstacles into opportunities to deliver reports that are comprehensive and actionable. These efforts ensure the preservation of the building’s historic significance and empower stakeholders to move forward with clarity and confidence.

Case Studies: First National Bank and Nauvoo Historic Homes

HSRs play a critical role in uncovering the stories of historic buildings while charting a path for their preservation and reuse. Two recent projects – First National Bank in Ottumwa, Iowa, and two historic homes in Nauvoo, Illinois – highlight the transformative potential of HSRs in preserving architectural and cultural heritage.

First National Bank, Ottumwa, Iowa

Built in 1915 and designed by the renowned Des Moines firm Proudfoot, Bird & Rawson, the First National Bank in Ottumwa, Iowa, is a striking example of early 20th-century Neoclassical architecture. Its symmetrical facade, grand arched windows and ornamental detailing reflect the era’s economic optimism. However, decades of neglect left the building with significant structural and functional challenges, including water infiltration, failing masonry and damaged plasterwork.

In 2021, the City of Ottumwa enlisted RDG to prepare an HSR to guide the property’s preservation. RDG’s condition assessment identified priority repairs and recommended interventions aligned with the Secretary of the Interior’s Standards for Rehabilitation. These included exterior masonry stabilization, interior restoration of finishes and adaptive reuse strategies to modernize the building for commercial or mixed-use functions. By providing detailed cost estimates and a phased restoration plan, the HSR positions the First National Bank as a cornerstone of Ottumwa’s downtown revitalization efforts, with the potential of restoring its historic grandeur and utility.

Historic Homes, Nauvoo, Illinois

RDG’s current work in Nauvoo, Illinois, centers on two 1840s homes connected to prominent Mormon leaders of The Church of Jesus Christ of Latter-day Saints during the city’s Mormon period of significance (1839–1846). The Heber C. Kimball Home, a two-story brick house, operates as a house museum, while the George and Bathsheba Smith Home, a stucco-clad stone structure recently vacated, awaits a new purpose. Both properties reflect Nauvoo’s unique history, from its transformation into a bustling Mormon settlement to its later occupation by the Icarians, a French communal society.

The Nauvoo HSRs aim to uncover which elements of the homes date to the Mormon period, offering insights to guide restoration and storytelling efforts. Selective demolition at the Smith Home revealed it was originally constructed of rubble stone rather than brick, as previously believed. These findings provide crucial context for interpreting the buildings’ histories and guiding their future uses. Recommendations from the HSRs include restoration of historic features and strategies for adaptive reuse that align with the Church’s goal of preserving its narrative while maintaining the homes’ structural integrity.

These case studies demonstrate the critical role HSRs play in bridging the gap between historical preservation and modern functionality. By uncovering the stories behind these structures and providing actionable strategies for their restoration and adaptive reuse, HSRs empower communities to protect their architectural heritage while ensuring its relevance for future generations.

Building Bridges Between Past and Future

Preserving historic structures is about safeguarding the stories and identities they represent while creating new opportunities for the future. HSRs bridge these two worlds, providing the clarity, insight and strategies needed to guide thoughtful restoration and sustainable reuse. As we face modern challenges – urban redevelopment, climate resilience and the need for environmental responsibility – HSRs will continue to play a critical role. By preserving our architectural heritage, we honor the past, inspire the present and create spaces that will endure for generations to come.