Thinking about updating your porch, siding, or roofline in one of Noblesville’s historic districts? You are not alone. Owners often want a fresh look but worry about what will actually be approved and how changes might affect resale. This guide explains how local review works, what design choices typically pass, and how to plan your project to protect both your timeline and your property’s value. Let’s dive in.
Know your designation first
Before you sketch ideas, confirm how your property is designated. Some areas are listed on the National Register, while others are locally designated. A National Register listing honors significance and can enable certain tax incentives for income-producing buildings. Local designation is what usually triggers design review for visible exterior changes.
If your home is inside a locally regulated historic district, exterior work typically requires approval. If it is only on the National Register, local design review may not apply. Verifying status up front helps you plan the right path and avoid delays.
How approvals work: COA basics
What usually needs approval
Most visible exterior changes require a Certificate of Appropriateness, or COA. Common items include:
- Porches, steps, and railings
- Siding or exterior wall materials
- Windows and doors
- Roofing materials, rooflines, and dormers
- Additions and new accessory structures
- Significant paint scheme changes on primary facades
Minor repairs in-kind can sometimes be approved at staff level. Larger alterations usually go to a public hearing before the Historic Preservation Commission.
Staff vs. commission review
- Administrative approvals: Like-for-like repairs with no design change are often handled by staff.
- Commission hearings: Additions, demolition, front-facing material changes, or roofline alterations typically require a hearing and a formal vote.
Timelines and process
A common path looks like this: informal chat or pre-application meeting, then a formal COA submission, staff review, and if needed, an HPC hearing. Plan for several weeks. Staff reviews often take 1 to 4 weeks. Hearings can add 4 to 8 weeks, depending on schedules and submission deadlines.
Coordinate permits with your COA
In many places, a building permit cannot be issued until your COA is approved. Sequence your timeline accordingly so your contractor can mobilize as soon as approvals are in hand.
Design choices that pass review
Porches: preserve footprint and character
Commissioners look for you to keep the original porch footprint, roof form, column style, balustrades, and floor height. Repair rather than replace when possible.
- Often approvable: In-kind repair of decking, columns, and trim. Rebuilding a missing porch using historic photos or comparable neighborhood examples. Replacing compromised flooring with compatible wood or a historically appropriate composite that matches the original board width and profile.
- Common pitfalls: Enclosing front porches, changing height or position, or using thin metal or non-historic columns that alter character.
Siding and exterior walls: match profile and texture
Preserve original wood clapboard, wood shingles, or brick where feasible. If replacement is necessary, match the original’s exposure, profile, and finish.
- Often approvable: In-kind wood, shingles, or brick. High-quality fiber cement or engineered wood may be considered when profiles, joints, and trim details closely replicate historic materials. These products are often favored on secondary elevations and sometimes on primary facades when details are faithful.
- Common pitfalls: Full vinyl replacement on the front façade, covering historic masonry with synthetic siding, or aggressive cleaning like sandblasting.
Windows and doors: repair first, replicate if needed
Original windows and doors contribute to a home’s character. Repair is preferred to keep sash, trim, and historic glass.
- Often approvable: Repair with matching materials. If replacement is necessary, keep original proportions, muntin patterns, sash thickness, and framing depth. Wood or wood-clad units that replicate profiles are typically favored. Storm windows fitted to historic frames, including interior storms, are commonly accepted as reversible energy upgrades.
- Common pitfalls: Insert replacements that change sill depth or cover original trim.
Rooflines and roofing: protect the silhouette
Keep original roof pitch, eave depth, cornice details, and ridge lines. Roofing materials should complement the historic palette.
- Often approvable: Wood shingles where original, standing-seam metal on appropriate building types, and high-quality architectural asphalt in suitable colors.
- Dormers and changes: New dormers visible from the primary street are reviewed closely. If approved, they are usually subordinate in scale and compatible in design.
Masonry, chimneys, and foundations: gentle and matching
Match the original mortar composition, color, joint profile, and tooling when repointing. Many older buildings require lime-based mortar rather than modern high-portland formulas. Cleaning should be gentle, never abrasive.
Keep or repair original chimneys and visible foundation materials. If rebuilding is needed, use brick and mortar that match the original.
Additions and accessory structures: compatible and secondary
Additions should be placed at the rear or set back so the historic street face remains primary. New garages and outbuildings should be subordinate in size and differentiated enough to avoid creating a false historic impression.
Avoid large, street-facing additions that overwhelm the original house or alter its historic massing.
Modern features: solar, mechanicals, and lighting
Solar panels are often permitted when placed on rear roof slopes or low-visibility locations. Select systems that do not cut or alter character-defining roof elements.
Place HVAC condensers, meters, vents, and satellite dishes where street views are minimized, and screen them sensitively. Lighting should be compatible in scale and finish, not oversized or overly bright.
Plan, budget, and set expectations
Pre-project steps
- Confirm the property’s designation and whether your scope triggers a COA.
- Schedule a pre-application meeting with Noblesville planning or HPC staff.
- Document existing conditions with clear photos of every elevation and detail.
- Gather any historic images or prior surveys to guide accurate reconstruction.
- Prepare simple measured drawings, elevations, and material specifications for your application.
Budget realities
Repair in-kind can cost more up front than modern replacement. Items like custom millwork, sash repair, or lime mortar repointing carry premium labor. Also budget for COA drawings, possible consultant help, and contingency for hidden conditions such as rot or structural issues.
The upside is long-term value. Authentic repair tends to support curb appeal and resale, especially for buyers who value historic integrity.
Contractors who know historic work
Use trades with proven experience in historic rehabilitation. Ask for references and photos of similar projects. Include language in your contract about in-kind repair, matching profiles, and change-order procedures if hidden damage is uncovered.
Incentives for income-producing properties
If your building is income-producing, the Federal Rehabilitation Tax Credit provides a 20 percent credit for certified rehabilitation that meets the Secretary of the Interior’s Standards. Certification runs through the state historic preservation office and the National Park Service. Indiana’s Division of Historic Preservation and Archaeology can also advise on any state-level incentives or local programs. Begin these conversations early so your proposed work is reviewed during design, not after construction.
Market impact in Noblesville’s districts
Preservation-based exterior work can be a market asset. Buyers in historic districts often value authenticity and context, and well-executed porches, windows, and façades strengthen curb appeal. Thoughtful updates that respect the home’s character can support higher buyer interest and stronger pricing.
The tradeoff is that review can extend timelines and add soft costs. Early coordination with staff, accurate drawings, and faithful materials typically reduce redesigns and keep you on track. In short, careful planning helps you protect both compliance and value.
Owner checklist
- Confirm historic status and whether a COA is required
- Meet informally with planning or HPC staff for feedback
- Photograph all façades and details; collect any historic images
- Prepare elevations, a materials list, and sample boards
- Hire experienced historic rehab contractors
- Budget for testing and a contingency for hidden damage
- Sequence approvals: COA, then building permit, then mobilization
- Keep communication open with staff; request COA amendments if field changes arise
Next steps
If you are planning porch repairs, a new roof, or a façade refresh, start with designation and scope. Then build a plan that aligns with the Secretary of the Interior’s Standards and local expectations. With the right preparation, you can elevate curb appeal, meet review criteria, and position your property for the market.
Ready to align your exterior project with Noblesville’s guidelines and your resale goals? Schedule a Free Consultation with Estansion Group by BLP.
FAQs
What is a Certificate of Appropriateness in Noblesville?
- A COA is formal approval for visible exterior changes within locally designated historic districts. It confirms that your project meets local design guidelines before building permits are issued.
Which exterior projects usually trigger review in historic districts?
- Projects visible from the street, such as porch work, siding changes, window or door replacements, roofing and roofline alterations, additions, and new accessory structures, typically require a COA.
How long does the historic review process take in Noblesville?
- Timelines vary, but staff reviews are often 1 to 4 weeks. Projects that require a Historic Preservation Commission hearing can take 4 to 8 weeks or more depending on schedules and submission deadlines.
Will fiber cement siding be approved on a primary façade?
- It depends on details and local guidelines. High-quality fiber cement that closely replicates historic profiles and trim is often considered on secondary elevations and sometimes on primary facades when execution is faithful.
Can I add dormers to increase attic space in a historic district?
- New dormers are reviewed carefully. They should be subordinate, compatible, and ideally not prominent from the primary street. Roofline changes that alter the building’s silhouette are often discouraged.
Are there tax credits for my project?
- If your property is income-producing, a 20 percent Federal Rehabilitation Tax Credit may be available for certified work that meets the Secretary of the Interior’s Standards. State-level incentives vary; check with Indiana’s preservation office for current programs.
