You love the charm of your older Greensburg home, but updating it can feel risky. One change can boost comfort and value, while another can chip away at historic character or trigger extra approvals. You want to do it right, protect your investment, and keep the details that make your home special. This guide shares the local rules, incentives, and practical fixes that work for Greensburg’s historic houses, with clear next steps to move forward with confidence. Let’s dive in.
What “historic” means in Greensburg
Greensburg includes National Register resources such as the Downtown Historic District and many contributing homes in neighborhoods like Academy Hill. These honors highlight significance but do not by themselves regulate what you can do to a private home. Your project may still be subject to local rules if you are in an overlay area.
The city’s zoning emphasizes preserving historic character in the Downtown overlay. If your project affects visible exterior features, you should plan on city review in addition to normal permits. Start by confirming any historic or overlay status and what standards apply using the National Park Service’s Pennsylvania listings and the City’s code language for the Downtown District.
- Learn what is listed in Pennsylvania through the National Park Service: NPS PA historic listings.
- Review Greensburg’s Downtown standards and Planning Commission role: City code excerpt.
Approvals to check before you swing a hammer
City permits and design review
Greensburg’s Planning Commission keeps maps of historic resources and advises on changes in the Downtown overlay. Exterior work that alters the building’s appearance should be compatible with the historic character. Contact the planning or building department early with sketches and a scope so staff can flag needed permits and any design review tied to the overlay or district standards.
Building permits and the PA UCC
Construction, alterations, and systems work generally require permits under Pennsylvania’s Uniform Construction Code. Permits are handled at the municipal level, so confirm the local process, fees, and inspections with Greensburg before you start. Westmoreland County notes that permitting is administered by each municipality, so do not assume county approval covers city requirements. See the county’s guidance on where permits are issued: Westmoreland County zoning and permits overview.
Other local rules to consider
Projects that change grading, increase impervious surfaces, or add signage can trigger separate stormwater, floodplain, or sign reviews. Ask about these at the same time you discuss building permits to avoid delays. You can preview the city’s floodplain and stormwater provisions here: City code floodplain and stormwater section.
When state or federal review applies
If your project uses federal funds, seeks federal historic tax credits, or needs a federal permit, the Pennsylvania State Historic Preservation Office will be involved in reviewing effects on historic resources. Plan ahead if you expect to apply for incentives, since review and approvals must be in place before you begin work.
Incentives and grants you may be able to use
Federal 20% Historic Rehabilitation Investment Tax Credit
A federal 20 percent tax credit is available for qualified rehabilitation of income-producing certified historic structures. It does not apply to owner-occupied single-family homes. If your property is income-producing, certification and adherence to the Secretary of the Interior’s Standards are required. Learn how certification works and how to apply through PA SHPO: Federal rehabilitation tax credit guidance.
Pennsylvania Historic Preservation Tax Credit
Pennsylvania’s state program supports qualified rehabilitation of historic buildings for income-producing uses. Awards are based on eligible costs, with coordination through DCED and the PA SHPO. It is aimed at larger projects, not owner-occupied homes. See details: PA Historic Preservation Tax Credit.
CLG mini‑grants and planning funds
If Greensburg participates in the Certified Local Government program, CLG grants can support planning tools like design guidelines and surveys, not construction. These resources can still help you navigate projects more smoothly. Explore the program: PA SHPO CLG mini‑grants.
Smart updates that keep character and add comfort
Start with repair, not replacement
The gold standard for historic work is the Secretary of the Interior’s Standards: keep character-defining features, repair first, and make new work compatible and, where possible, reversible. Greensburg’s Downtown standards echo this approach. A quick way to align your team is to share the National Park Service Preservation Briefs on windows, masonry, roofing, and energy upgrades: NPS Preservation Briefs library.
Masonry and mortar
Many Greensburg homes use brick with older lime-based mortars. Repointing with hard Portland cement can damage softer historic brick. Ask your mason to match the original mortar in composition, color, and tooling, and to repair only the joints that have failed. Proper repointing preserves appearance and prevents moisture problems.
Roofs that last and look right
Slate and wood shingles are common on older homes. Often, targeted repairs or selective slate replacement will extend service life for decades. If a full replacement is needed, choose materials and details that maintain the profile, color, and trim that define your roofline.
Windows and doors
Historic wood windows can usually be repaired and weatherstripped. Combine repairs with interior or exterior storm windows for a big boost in comfort at a fraction of the cost of replacements. Matching original muntin patterns, profiles, and sill details preserves the look that sets your façade apart.
Energy and systems upgrades
Insulating the attic and basement, sealing air leaks, and tuning HVAC are typically the highest-return, lowest-impact upgrades. Be cautious adding insulation in solid masonry walls because trapped moisture can cause damage. Plan electrical, plumbing, and mechanical upgrades to avoid cutting through decorative plaster, trim, or masonry when possible.
Safety and code essentials
Lead-safe practices
Homes built before 1978 often contain lead-based paint. The EPA’s Renovation, Repair and Painting rule requires certified firms to use lead-safe methods when disturbing painted surfaces in pre-1978 housing and child-occupied spaces. Ask every contractor for their EPA RRP certification and a written lead-safety plan. Get the basics here: EPA RRP lead program.
Life safety and accessibility
Most projects can incorporate code, egress, and accessibility improvements without harming historic features. Coordinate early with city officials to integrate smoke detection, electrical updates, handrails, and exits in ways that respect your home’s character and meet current requirements.
Choose the right team
- Look for a preservation architect or consultant for complex projects.
- Hire contractors with documented historic-work experience and local references.
- Require EPA RRP certification for any firm disturbing pre-1978 paint.
- Ask for a written scope that prioritizes repair, with photos and details.
- Confirm your team will coordinate with city staff on permits and any design review.
Your step-by-step plan
Confirm status. Identify if your property is in the Downtown overlay or a National Register district, and what that means for exterior work. Start with the NPS Pennsylvania listings and the City code.
Meet the City early. Share sketches and a scope with Greensburg planning and building staff. Ask about permits, design review, and any stormwater or floodplain triggers.
Assess hazards and condition. Test for lead paint and, if applicable, asbestos. Inspect the roof, masonry, windows, and mechanical systems so you can plan sequence and budget.
Tackle water and envelope first. Fix roof leaks, gutters, and grading, then repoint masonry with compatible mortar, improve attic and basement insulation, and repair windows with storms.
Pursue incentives before work begins. If your project is income-producing, coordinate early on federal and state tax credits so applications and standards are in place ahead of construction.
Local resources
- National Park Service guidance on preservation methods: search the topics most relevant to your house in the NPS Preservation Briefs library.
- Community context, education, and local preservation contacts: Westmoreland County Historical Society.
Ready to plan updates that protect your home’s history and value while meeting Greensburg’s requirements? Let’s talk through your goals, timeline, and market strategy so you can move forward with confidence. Reach out to Donna Tidwell, Berkshire Hathaway for thoughtful guidance and full-service support from first idea to final sale.
FAQs
Do I need approval to replace windows in Downtown Greensburg?
- If you are in the Downtown overlay, exterior changes are expected to be compatible with historic character, so check with the City’s planning or building department before you replace windows.
Does National Register status restrict what I can do to my house?
- National Register listing is honorary for private owners, but local overlays and codes can add review for exterior work, so confirm what applies to your specific address.
Are there tax credits for owner-occupied historic homes?
- Federal and Pennsylvania historic rehabilitation tax credits apply to income-producing properties, not owner-occupied single-family homes.
What energy upgrades make the biggest difference in an old house?
- Start with air sealing and insulation in the attic and basement, then consider window repairs with storm windows and HVAC tuning for comfort and efficiency.
How do I choose the right contractor for a historic home?
- Look for documented experience with similar historic projects, EPA RRP certification for pre-1978 paint, local references, and a written repair-first scope that aligns with preservation standards.
