Take a look at the photo below. Is this house solely brick exterior construction or is it brick and stud construction (essentially the brick is only a veneer)? How can you tell?

This home, built in 1884 according to town records, is solely brick exterior construction. That means there are several layers of brick which make up the exterior/interior walls of the shell of the home. You can tell this because every few courses of brick there are bricks turned perpendicular to the other bricks. The brick is all structural in function and the method of laying the bricks provided stability and strength.

If the brick is all laid running the same direction, it’s a veneer and is only for aesthetics, the brick does not have a structural function.

Here’s an interesting website that talks more about older brick construction and how it works. There are also some helpful tips on how it should be properly maintained and repaired, if needed.

The more you know…

I see a lot of structures from the 1890s through the present day. The housing stock in Greater Hartford has been gradually built up through the years, with different towns and neighborhoods developed in different eras. Each period has design characteristics that reflect the priorities of the times. My favorite era was around the turn of the century when single family homes had evolved into basically their modern form, yet still had a lot of interesting, and custom, features.

At the top of my list of favorite interior architectural details are transom windows, which are windows over doors. Some still even work, with the mechanisms in place that can open and close the windows. They are not all that common, but I sometimes see them in homes built around 1900 – generally in properties in the West End of Hartford. The brief Wikipedia page for transom windows notes that they were “a common feature in office buildings and apartments before air conditioning became common.” The idea being that it’s a good way to encourage air circulation in a building while maintaining a certain amount of privacy.

Another favorite are pocket doors, which slide into the walls when they’re not in use. The fact that they’re hidden is part of their charm – it’s a nice surprise when they get pulled out. And when they are closed, pocket doors are usually in great shape, since homeowners rarely use them. More often than not they match the style and finish of the normal sized doors in the home.

Finally, I really like built-in cabinetry. Most of the time it takes the form of shelving in the living room, china cabinets in the dining room, and the butler’s pantry. Built-ins are usually more practical than dazzling, but I appreciate how the architects and builders made an effort to thoughtfully utilize all the space in a home. They’re functional, and they help define how the different spaces might be used.

Transom windows, pocket doors, and built-in cabinetry are just a few of the interior architectural elements available in Greater Hartford. They happen to be some of my favorites, but not the only things about a home that make it shine.

What interior architectural features do you look for in a home?

One interesting incentive is the Historic Homes Rehabilitation Tax Credit. This past month I had an opportunity to sit down with Lucas Karmazinas, an independent consultant in the field of architectural history, to learn more about the tax credit and how it can benefit homeowners.

Tax Credit Basics
Owners of single-family through four-family homes in certain areas of Connecticut are able to apply for a tax credit to help maintain or renovate their properties. Examples of projects that may qualify for the credit include most exterior work (foundations, porches, walls, doors, windows, roof, gutters, chimney, etc.), mechanical systems (HVAC, plumbing, electrical), and interior work (structural systems, floor plans, floors, walls, ceilings, stairs, decorative elements, door/window casings, etc.).

Since Hartford is one of the “Targeted Areas,” and so much of the West End is in a Historic District, owners simply have to follow the application process and live in the property as their primary residence for at least five years after project completion in order to qualify.

The main benefit to working within the program is that a homeowner can receive up to 30% of the renovation costs back, with a cap at $30,000 per dwelling unit. Since there is also a minimum project size, the practical result is that the program targets renovations with total budgets of between $25,000 and $100,000 for a single-family home.

The “tax credit” language is a little misleading. Homeowners technically do receive a tax credit voucher at the end of the project, but it’s not one that they can apply to their personal tax liability. Only certain businesses are allowed to utilize the credits, so homeowners end up selling the vouchers and pocketing the cash independent of their tax filing.

Because the credits are not used directly by owners, they don’t receive the absolute maximum benefit. Mary Dunne, who helps oversee the program at the State Historic Preservation Office, conservatively estimated that vouchers generally sell for at least 80% (and often more) of their face value. She also noted that she has never heard of a homeowner who was unable to find a buyer among the 30+ vouchers that are distributed each year.

Applying for the Credit
The tax credit is managed through a written application that is broken down into different parts to reflect a project’s various stages. Part One simply confirms that a home qualifies for the program. The only noteworthy reason why an owner-occupied home in one of the West End Historic Districts would not qualify is that the building itself is not historic, that it doesn’t contribute to the historic character of the District.

Part Two describes the rehabilitation work in detail, capturing the current condition and articulating the proposed rehabilitation. Photos and drawings are encouraged. During our conversation, Lucas emphasized that in order for the renovation work to count towards the credit it must follow the Secretary of the Interior’s Standards for Rehabilitation. The application instructions summarize the criteria, while the website above provides illustrated guidelines for rehabilitating historic buildings. Part Two also includes the proposed project budget. Cost estimates must be from qualified pros, and qualified rehabilitation expenses are separated from non-eligible costs.

Mary said that her group is required to respond to an application within 30 days, though they try to turn them around in about 2 weeks. Ultimately it will depend on the scope and complexity of the project.

Part Three of the application is the request for certification of the completed work. In addition to demonstrating that the work was completed as planned, the other major component is the final accounting of the project costs. The tax credit is then calculated as 30% of either the approved budget or the actual expenses, whichever is less.

Application Assistance
Lucas assured me that it was possible for a homeowner to successfully work through the application process on their own. He said that the staff overseeing the tax credit was quite helpful, though it would take patience, time, and an interest in the subject matter since there are guidelines to learn and follow.

Some homeowners may not want to take on both a major renovation and the tax credit application/process. It’s possible that there are general contractors out there who would be willing to handle the application within their overall project management responsibilities.

Another option is to hire Lucas, or someone else like him, to help with the application process. Lucas said he is flexible in how he works with individual homeowners. In some cases it makes the most sense for him to charge a flat fee and handle all aspects of the application. In other cases the homeowner may want to do much of the documenting, describing, and photographing, so Lucas could bill hourly for his contributions — consulting as needed and interacting with the State Historic Preservation Office.

Resources
No matter how a homeowner approaches the credit, it’s a good way to take advantage of living within one of the West End’s Historic Districts. Here are some additional resources to help get started.

Historic Homes Rehabilitation Tax Credit

Secretary of the Interior’s Standards for Rehabilitation

Lucas Karmazinas, Historic Resources Advisor
FuturePastPreservation(at)gmail(dot)com, 860-428-7982

There is no consensus among residents as to whether the change would be good for the neighborhood. Votes taken at various meetings have ranged from enthusiastic support, to vigorous opposition.

Supporters of Carriage House ADUs have been very successful at advancing the idea. They persuaded the West End Civic Association (WECA) to add it to the neighborhood’s list of goals for the recent One City One Plan effort. The proposal has also made it to the City of Hartford Planning and Zoning Committee.

Pros and Cons

The core argument for changing zoning to allow ADUs in Carriage Houses is that it will increase property values. Increased property values will, supporters assert, lead to more important benefits like a way for homeowners to preserve historic structures, additional (and interesting) housing opportunities, and increased tax revenue for the City.

On the other side of the issue, the argument against the proposal is the new apartments will be a nuisance to the neighborhood. Those opposed to Carriage House ADUs talk about the noise and overall impact of additional people, including their additional cars, on the direct neighbors and tie it to the overall quality of life in the neighborhood. They argued that even if it did increase property values for the owner, it would hurt the values of nearby homes.

The Most Recent Debate

Attendees at a recent WECA Planning and Zoning committee meeting discussed Carriage House ADUs for about 2 hours, and seemed sharply divided into those supporting and those opposing the proposal. Opponents seems to all be pushing in the same direction, using the nuisance argument.

Individual supporters, on the other hand, seem motivated by a more diverse set of arguments. The author of the proposal focused on the economic benefits to homeowners, and specifically how it would allow owners to preserve and restore historic buildings. Another attendee supported the initiative because they felt that increasing residential density was the ultimate goal – that the West End is special because it is an incredibly diverse mix of all types of people. Adding smaller, more affordable, housing options would preserve that diversity.

A Preview for Future Debates

ADUs in Carriage Houses are a preview for a (likely) larger issue that is waiting in the wings. What should the neighborhood do about the practice of having unrelated students/boarders live on the third floor of single-family homes? Housing UConn Law students, UHart students, or others in search of a smaller apartment in a neighborhood setting is a long-standing tradition in the West End, it meets a need for both the tenant/roommate and the owner.

Our current policy of self-governing has been mostly successful. There are periodic issues with the lack of formal rules when owners abuse the system. However, because the rules on the book make most of these situations technically illegal, the neighborhood has viable options. If the owner is unwilling to resolve the situation on their own, the community is able to report the issue to the City and have the authorities resolve the problem.

The primary risk to the status quo arises from the fact that these rentals are part of the informal economy. Owners are (likely) not pulling permits for renovations, or providing the proper number of access points, leading to safety issues. As real estate agents, selling a home with a 3rd floor apartment requires walking a fine line.

Bringing current practices out into the open would address the safety concerns, would clarify what is allowed and what isn’t, and would ensure everyone is treated fairly and equally (no more tattling to the City if someone gets upset with their neighbor).

On the other hand, it would require the neighborhood to have an extensive debate about what it wants to be as it enters its second century. Do we want to encourage density and diversity by allowing small apartments to be tucked into larger single-family homes? Do we want to preserve the single-family character of the majority of the West End by enforcing the existing zoning laws? Is there some middle ground that could be a compromise? Perhaps the decision could be made on a block-by-block basis rather than for the neighborhood as a whole.

Taking a step back, it seems like the fundamental question is this, “Is residential density good or bad for a neighborhood?” Readers, what do you think?

If those homes aren’t enough Victorian architecture for you, come check out two Victorians in the West End of Hartford on Sunday during their open houses. 101 Kenyon Street and 171 Girard Avenue will be open from 1:00 to 3:00.

Finally, those experiencing Victorian home overload can tour a spacious and modern condo at the Grosvenor House on Prospect Avenue in West Hartford. Other units in the complex will also be open for tour from 1:00 to 3:00 on Sunday, allowing you to compare and contrast. I think this one’s the best of the lot, not that I’m biased or anything…

In our auto-centric culture, it’s very easy to zoom right past the West End without even realizing it’s there. And it’s also very easy to gather opinions about the City of Hartford, in which the neighborhood is located. The constant conversation about Hartford in the media, and in the workplace, makes people feel confidant that they understand the City … that they get it.

But do they really “get it?” I find that perceptions about Hartford’s West End neighborhood are often quite different from the reality. My solution – pictures! Lots and lots of pictures. If people don’t have time to visit the West End, then let’s bring the West End to them.

The page that follows is a photo mosaic of pictures all taken in the West End. It’s just my initial version, and will continue to evolve as I take more and more pictures of the neighborhood and what goes on in it. As a real estate website, there’s an obvious focus on houses, including the ones for sale. I think this is appropriate since the West End has some of the most architecturally interesting homes in the region, most built between 1890 and 1930. Hopefully the pictures also show that it’s a true mixed-use community with terrific restaurants and a world-renowned park all within walking distance.

Please consider passing this link along to family, friends, co-workers, and anyone else you think might appreciate this sort of community. Who knows, maybe they’ll be inspired to visit, and decide the West End would be a nice place to call home. Thanks!

PS – Feedback is also encouraged!

The house on the blueprints was our house.

We were very grateful that he went through the trouble of finding our home. Looking at the prints was like stepping back in time to the early 1900s- seeing the original design and how it changed from the outset and how it’s been modified over the years. What a great piece of history on our house that we didn’t even know existed.

On another occasion, we met some folks at a dinner party that live in a similar vintage house in West Hartford. They mentioned that in one of the drawers in their butler’s pantry they found several vintage pictures of Elizabeth Park and early 1900s living in Hartford. They were also thrilled with their find because it added a little more color to their house and what life was like during the time when it was built.

Recently a friend emailed me that he finished a wallpaper removal project in his early 1900s home and was surprised to see the paper hanger’s signature on the plaster beneath the paper, “papered by Leonard Des Roches, 1988.” He did some online research and found an obituary for the craftsman, who passed away a few years back. The brief article gave details of a family man that also was a well respected paper hanger in the area for many years. My friend remarked that you could tell that “Lenny” took great care in his work and paid attention to detail in the areas that needed special cuts, he didn’t find one flaw in the entire job.

With older houses, we sometimes get these pleasant surprises when we take on remodeling projects or just dig a little deeper in the built-ins and nooks and crannies. It makes me wonder about the craftsmen that built these homes to begin with, as well as those that have worked on them over time, and the families that lived in them. Old houses can be canvases for history, you just have to be on the lookout.

Readers, have you ever had any interesting finds in your home that helped you learn more about previous owners or the people that built or worked on your home over the years?

Events & Activities

Knox Parks Foundation is throwing a Tropical Party in their Laurel Street greenhouse this Friday, March 11th, from 6:00pm to 10:00pm. Word on the street is that they’re bringing in some parrots from the Beardsley Zoo. Go check out the birds, music, and general good times in this benefit event – tickets are $20.

The annual Hartford St. Patrick’s Day Parade will be held Downtown this Saturday, March 12th. The event kicks off at 11:00am from the Capital Avenue side of the State Capitol building. From there it loops past the Old State House before finishing near the Memorial Arch. Free parking is available at the Morgan Street garage for the day, and they’re also throwing in a $20 20% off dining voucher to encourage folks to come back for a meal on the 17th.

Finally, college basketball conference tournaments continue throughout the week, leading up to the NCAA Tournament Selection show/event/spectacle on Sunday evening. It’s the height of the bubble season! Are you on the bubble? ESPN considers the UConn men to be “locks” for the Big Dance, and one of a staggering 10 Big East teams they believe have tournament invitations wrapped up. Sadly, my Demon Deacons are not even on the bubble this year after turning in a 1-15 conference record in the weak ACC (only 2 ranked teams?!?).

Open Houses

10 Walbridge Road, West Hartford, $559,000, Sun 1:00 to 3:00
Located on one of West Hartford’s most desirable streets, this grand home has all the wonderful architectural details of the early 20th century. The living room (photo above) is amazingly comfortable with a brick fireplace, a built-in bookcase, and french doors out to the 3 season room with southern exposure. I took a quick break there during yesterday’s open house for agents and almost didn’t leave. It’s just a really great space. Interesting without being too ornate or fussy. Spacious, yet still intimate. And that’s just the living room! There are plenty of other great rooms in the home to discover. It has 6 bedrooms and 3.5 baths over 3,171 sqft. More details and a photo tour are available.

791 Prospect Ave #B3, West Hartford, $305,000, Sun 1:00 to 3:00
For a maintenance-free living experience, this large condo is packed with amenities. The main living space is large and bright, and takes advantage of its position on the corner of the building. The master suite has a huge bedroom, separate office/study, multiple walk-in closets, and of course a full bath. There are great details like a marble floored entry, hardwood floors through the kitchen and main living area, laundry in the unit, elevator access, and parking in the heated garage under the building. Like to swim, or maybe just read in the sun? Check out the pool or your private balcony. And if that’s not enough, step through the private gate into world-renowned Elizabeth Park. The unit has 2 bedrooms and 2 baths over 1,826 sqft. More details and a photo tour are available.

What Else?

Send Kyle (KyleB@KyleB-RE.com) a quick note if you know of other events we should include … thanks!

Late last week I had an opportunity to sit down with Nancy Finlay, CHS Director of Graphics, to learn more about the collection. She spoke passionately about both the project and the team working to make these historic documents more broadly available.

The source material for this multi-year effort has been in the CHS collection for over a decade. Most of the drawings arrived indirectly from the original architects’ collections, with more than 1,000 projects represented. Initially, the team had to travel off-site for the scanning work, which was time consuming and expensive when all the costs were considered. The continual improvement of technology has made the equipment more affordable in recent years, allowing CHS to bring a scanner in-house, and the project to proceed at a much faster pace. There are 24 homes online at the time of publication, with the remaining properties expected to be available by the fall.

One of the team’s main challenges is matching project drawings to specific addresses. In many cases the only identifying marks on the set are the client name, which was usually a developer rather than the original owner. Work to identify the individual properties continues, and Ms. Finlay said she wouldn’t be surprised if the number of West End homes grew in the coming months as more properties are found.

Visitors are welcome to view the drawings in the collection, though it is important to call ahead. The graphics team can search their database to determine if there is a record of a specific home, and pull the drawings in advance. I asked about one West End property that I’ve spent a bit of time in recently, and was pleasantly surprised to learn that the original schematics were in the collection. The floor plans answered a number of questions I had about the home, and showed what was originally designed.

I’ve also spent a couple hours going through some of the drawings posted online. They’re fascinating to me because the rooms are labeled for the intended uses, creating a window into history. For example, one property had a “Sewing Room” on the second floor, which would most likely be considered a bedroom (and a tiny one at that) the next time the house is listed for sale. A couple of basements had two separate areas designated for coal storage – one labeled “furnace coal” and another labeled “kitchen coal.” Many properties have areas designated specifically for servants, whether it’s a small “Maid’s Room” on the third floor or a “Servant’s Hall” connecting the different floors, or a “Maid’s Alcove” off the kitchen.

Take a few minutes to investigate the exhibit online at the Connecticut Historical Society. But be warned, time passes quickly once you start looking at the plans!