Thinking about swapping those drafty windows or freshening up a porch in Holly’s Historic District? The rules here are different from a typical remodel, and a little planning can save you time, money, and headaches. You want your home to shine and still respect the character that makes Holly special. This guide walks you through approvals, what the commission looks for, timelines, and incentives so you can move forward with confidence. Let’s dive in.
Do you need HDC approval?
You likely do if your project changes the exterior appearance that is visible from the street. The Village requires a Certificate of Appropriateness before any such work begins, and the building department cannot issue a permit until that certificate is in place. Read the Village rules on permits and reviews in the Historic District to understand what triggers review and how decisions are made. The Village code explains the process and requirements.
Exterior work that triggers review
- Window or door repair and replacement, including changes to openings.
- Siding and masonry work, and removal of historic cladding.
- Roof replacement, new dormers or chimneys, and visible solar installations.
- Porch repair, enclosure, or removal, plus decorative trim and details.
- Additions, new construction on the lot, and demolition.
- Site features like fences, sidewalks, driveways, signage, and lighting.
What is usually not reviewed
Interior work is generally not reviewed unless it causes a visible exterior change. The HDC’s jurisdiction focuses on exterior features seen from public ways.
How decisions are made
Holly’s Historic District Commission uses the Secretary of the Interior’s Standards for Rehabilitation. These standards favor keeping original features, repairing first, and ensuring any new work is compatible with the old. You can review the national Standards that guide local decisions here: Secretary of the Interior’s Standards for Rehabilitation.
Repair first, replace last
- Windows: Guidance often supports repairing original wood windows when feasible. If replacement is necessary, expect the HDC to ask for a close match in design, proportions, and visible materials.
- Substitute materials: Modern materials may be considered when the original is beyond repair, but you should expect higher scrutiny and a requirement to match the original appearance and scale.
Energy upgrades and solar
The Village supports energy efficiency when it does not harm historic character. For solar, aim for locations that are not visible from the primary street, such as rear roof slopes, non-historic additions, or screened ground-mounts. Learn more from the National Park Service’s guidance on solar in historic settings: NPS solar and sustainability guidelines.
Your permit path in Holly
Follow these steps to streamline your project:
- Pre-plan and confirm location
- Call Village offices to confirm your property is in the Historic District and whether your scope needs HDC review. The Village document library has Historic District materials.
- Prepare your application
- Typical items include photos of current conditions, drawings or sketches of proposed changes, material and product specs, paint chips, and a simple site plan. For windows, prepare a basic inventory and condition notes.
- HDC review and decision
- No work can begin until the HDC issues a Certificate of Appropriateness or a notice to proceed. Meetings and timelines depend on the Village schedule and how complete your submission is. See how the process works in the Village code.
- Building permits
- Once the HDC approves your project, the building department can issue needed permits. The HDC approval does not replace electrical, plumbing, or other required permits.
- If work starts without approval
- The HDC can require restoration to the prior condition and may seek enforcement through the courts. Avoid starting exterior work before your certificate is issued.
Incentives and tax credits
- Michigan State Historic Preservation Tax Credit: Some owner-occupied residential projects may qualify for a state credit that helps offset eligible rehab costs. Program rules, caps, and availability change, so start here for current guidance and application steps: Michigan State Historic Tax Credit program. County resources commonly reference a credit of up to 25 percent of qualified rehabilitation expenditures, but always confirm current rules: Oakland County historic preservation resources.
- Federal Historic Rehabilitation Tax Credit: This program typically applies to income-producing properties, not owner-occupied single-family homes. Learn more through the state’s federal credit overview: Federal historic tax incentives in Michigan.
- Local resources: Downtown and Main Street programs sometimes offer façade or small matching grants for commercial buildings. Check the Village document library for contacts and current information.
Smart planning checklist
- Confirm your property’s historic district status with the Village.
- Photograph existing conditions and gather old photos if possible. The Holly Historical Society can be a helpful research partner.
- Talk with Village staff early about your scope and materials.
- Prepare a complete, clear submission with photos, drawings, and product specs.
- Plan your schedule around HDC meetings and review time.
- Explore tax credit options before you start. Many programs require pre-approval.
Avoid these common pitfalls
- Starting exterior work or ordering custom windows before approval.
- Proposing vinyl replacements that alter historic proportions or details.
- Placing solar panels where they are clearly visible from the main street.
- Removing or enclosing porches or decorative features without review.
If your application is denied
A denial should include written reasons. You may appeal to the State Historic Preservation Review Board within 60 days, with possible further appeal to circuit court. The appeal process and enforcement tools are outlined in the Village code.
Your next step
With the right plan, you can improve comfort and curb appeal while honoring your home’s history. If you are preparing to sell or want help coordinating the right vendors, timelines, and marketing around a historic-district project, reach out to Emily Ford for a calm, project-managed experience from start to finish.
FAQs
Do I need approval for new windows in Holly’s Historic District?
- Yes. Exterior changes visible from the street require HDC review and a Certificate of Appropriateness before permits are issued.
Can I replace original wood windows with vinyl?
- Often not if the change alters the home’s character. Repair is usually preferred, and any necessary replacement should closely match original design and proportions.
Where can I place solar panels on a historic home?
- Aim for rear roof slopes, non-historic additions, or screened ground-mounts so panels are not visible from the main street view.
How long does HDC approval take?
- Plan for several weeks from preparation through the HDC meeting, depending on the Village schedule and how complete your application is.
Are there tax credits for my project?
- Michigan’s state credit may help some owner-occupied projects and federal credits target income-producing properties. Check current rules and seek pre-approval before work begins.
