March 6, 2000

Revitalizing Historic Properties Demands A Combination of Communication and Control

Historic restoration projects are an opportunity to preserve the past. A historic building upgrade does not seek to reinvent a structure, but to revitalize it so that when finished its original splendor is returned, its infrastructure is modernized and its architectural integrity is uncompromised. Working with original materials that are often irreplaceable leaves little margin for error. A successful historic restoration project depends on assembling the right team of experienced professionals and skilled craftsmen, conveying to each a respect for the property being restored, opening lines of communication and implementing strict quality control procedures that ensure a quality product.

The uniqueness of historic restoration projects commands that special criteria be met by the project team. A strict qualification process should be followed to find managers and tradespeople that have experience working with specific materials used in the project. On high-end or complicated restoration projects, it is necessary to engage specialty consultants who provide an intricate roadmap for the project team to follow. Historic restoration is an evolving art. Rarely are two restoration projects exactly alike, therefore skilled craftsmen who are trained and keep current on the latest methods should be chosen. Seminars, like the upcoming Restoration and Renovation Conference at The Hynes Convention Center February 27 - 29th, expose workers and managers to the latest technologies and should be attended by the project team.

Once an experienced architect, engineer, specialty consultant, general contractor and appropriate sub contractors are assembled, the education process should follow. Detailed information about the project and its significance should occur immediately. The team should not only discuss the elements of the restoration, but emphasis should be placed on the significance of the building as well. The entire team, from managers to field workers, understanding and appreciating the building, its history, its architecture, and what it means to the community helps induce a culture of respect for the project. Exploring and identifying potential difficulties and instilling an appreciation for the project through information are important ways to ensure a smooth, quality project.

Historic restoration projects require clear channels of communication between architect, owner, contractor, site supervisor and crew. Implementing the theories behind a restoration project depends on a good working relationship between parties that encourages the input and exchange of ideas, as project team members rely on each other's expertise to meet new challenges. The entire team must be available and open to questions and provide professional expertise to members that may be employing tactics for the first time (in addition, communication channels should be established to draw upon the expertise of specialty consultants when necessary). A good general contractor should develop a written communication system to keep building owners and occupants informed of construction as it progresses. Further, because facilities often remain open and operational while renovations take place, historic restoration projects require that a communication delivery system be put in place between "the project and the public." When this happens, intelligible signs to re-route foot traffic for example, are essential. Identifying potential areas of conflict in regards to public access and providing information forewarning the public of changes before they occur, will help continue patronage which, otherwise, may result in a loss of revenue and support for the property while under construction.

Original materials are often irreplaceable, therefore historic restorations require the highest level of quality control. The general contractor should work together with the owner and architect to develop a quality control program and assign clear responsibilities to a quality control manager. Fabricating new infrastructure and updating antiquated mechanical and safety systems without disturbing original finishes requires creativity, coordination and close attention. Mistakes that compromise the building's original integrity may be uncorrectable and must be avoided. Restoration of original materials is often untested, and taking the time to do samples and mock-ups is absolutely critical. This ensures that any restoration techniques that damage original materials are tested in places that are least visible before being used in places that are more prominent.

Over time, existing mechanical and electrical systems in historic buildings become outdated. In addition, many historical facilities experience a tremendous increase in visitors-beyond that for which a building was designed. As technology changes, so do building codes and the needs of patrons and staff. These demands require the retrofit and installation of new MEP systems. The difference between this scope on a historic building, as opposed to a newer building, is the intense coordination and detail work necessary to avoid compromising the architectural integrity of the building.

It is also important to remember that if a building is historic in nature, its contents often are as well. On internal restorations, it is the duty of the general contractor to ensure the preservation of all historic elements. For example, in a library restoration, air filtration in the work area to minimize dust and debris is crucial to quality control, so that books are protected in addition to the building's architecture. The quality control manager should trouble shoot at the earliest stages of construction, and should establish ongoing site-awareness training sessions for the construction crew with the input of the owner.

A carefully planned and coordinated restoration project will yield timeless results. Patrons or owners will feel as though the past has been revived and original architecture will yield admiration that had faded with time. However, mistakes during restoration are permanent. The right combination of knowledgeable experts and skilled craftsmen, communicating openly with one another under strict quality control guidelines that require close attention to every detail are key ingredients that will lead to a successful historic restoration project.

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