October 9, 2025
Renovating a historic or older home in New Braunfels is not like a standard remodel. You are balancing charm and craftsmanship with modern comfort, safety, and value. You also need to plan for reviews, permits, and, in some cases, incentives that can help your budget. With a clear plan and the right team, you can preserve what makes your home special and still make it work beautifully for daily life.
Updating a historic house touches three areas at once: local preservation rules, state and federal incentive programs, and the health and structural realities of older construction. In New Braunfels, exterior work on homes in local historic districts or on designated landmarks often requires a city Certificate of Alteration and building permits. Early contact with the City’s Historic Preservation Office saves time and helps you design once rather than rework later according to the City of New Braunfels.
At the same time, Texas and federal programs may offer tax incentives for qualified projects. These can be valuable, but they require careful planning and documentation from day one per the Texas Historical Commission and the National Park Service. Finally, older homes deserve extra due diligence for safety and performance, like checking for lead paint, asbestos, termites, foundation movement, and floodplain risks before you open any walls per EPA guidance and the City’s flood resources.
Start with a simple inventory of what you have. Note the age of the home, original features worth keeping, and any past alterations. If your property sits in a local historic district like Mill Street, Downtown, Sophienburg Hill, or Stock Historic District, or if it is a designated local landmark, expect exterior work to be reviewed by the City’s Historic Landmark Commission or staff per the City’s preservation program. Even if you are outside those districts, a historic-age home still benefits from a preservation-minded approach.
Make a ranked list. Group must-keep elements like original wood windows, porch columns, or distinctive trim. Then list areas where replacement or significant upgrades increase safety or function, such as rewiring, replumbing, and modern HVAC. A repair-first mindset often preserves character and can meet review standards if you are in a local district see City resources on alterations.
Translate your vision into must-haves, nice-to-haves, and future-phase items. This keeps scope creep in check and makes it easier to compare contractor bids. It also helps align your plans with the City’s review criteria and any incentive program standards you plan to pursue as NPS outlines for certified rehabilitations.
Expect permits for structural changes, additions, roof replacement, electrical, plumbing, mechanical work, and demolition. The City processes building permits through its online portal and uses electronic plan review per the Building Division. Cosmetic interior updates may not require permits, but always verify before you demo.
If your home is a local landmark or within a local historic district, exterior work usually requires a Certificate of Alteration before you start. Examples include siding repair, window changes, new roofs, additions, fences, driveways, and hardscaping. Some minor work may qualify for administrative review, while additions or demolitions typically go to the Historic Landmark Commission per City guidance.
The City encourages pre-application design review so you can float ideas, get feedback, and avoid redesigns later. Submit photos, measured drawings, and material specs that show what is original and what will change. Plan your timeline to include review cycles and potential HLC meeting dates as the City recommends.
Historic review does not replace building code review. Your plans must meet the adopted building codes. Upgrades like service panels, gas lines, and water heaters may trigger utility coordination. If you have an HOA or POA, align architectural approvals with City submittals to prevent conflicts see Building Permits overview.
Older homes can hide surprises. Before you finalize design, schedule a foundation and structural assessment, roof evaluation, and licensed inspections of electrical and plumbing. If the home was built before 1978, assume lead-based paint is present and plan for EPA Renovation, Repair and Painting rules if you disturb painted surfaces per the EPA. For any substantial renovation or demolition, consider an asbestos inspection so you can plan abatement if needed per EPA NESHAP overview. In Central Texas soils, movement is common, so factor in drainage and pier or slab repair if recommended Texas A&M resource. Termite inspections are also important for older wood structures per Texas A&M AgriLife Extension.
Finally, check floodplain status. FEMA updated Comal County flood maps in 2024, and floodplain development rules can affect your scope and insurance see City flood resources and the FEMA Map Service Center.
Create an itemized scope with allowances for specialty trades and historic materials. Add contingency for unknowns, typically 10 to 20 percent, with a higher buffer if you are opening walls or touching foundations. If you plan to pursue incentives, remember that only certain costs qualify, and timing matters. The Texas Historic Preservation Tax Credit equals 25 percent of qualified rehabilitation expenses for certified projects, and credits can be transferred or sold in many cases per the Texas Historical Commission. The federal 20 percent credit applies only to income-producing properties, not owner-occupied primary residences per the NPS.
Decide if you will live in the home during construction or move out temporarily. Phasing can keep the project moving and protect finished areas. If hazardous materials are present, schedule abatement first and plan for clearance before other trades resume per EPA guidance.
Front elevations carry a lot of a home’s identity. When possible, repair original siding, windows, and trim rather than replace. If replacement is necessary, match profiles and materials closely. Treat porches, chimneys, and rooflines with care. These choices often support a smoother City review and keep neighborhood character intact see City alteration resources.
Kitchens, baths, and mechanicals can be updated to current standards while working with the home’s proportions. Keep door and window openings where feasible, use tile and fixtures that complement the era, and run new electrical and plumbing with minimal impact on historic finishes. Systems upgrades that improve safety and capacity are often a smart place to invest.
Insulate and air seal in ways that protect original fabric. Focus on attics, crawl spaces, basements, and weatherstripping before altering character-defining walls or windows. Choose efficient HVAC sized to the home and upgrade lighting with warm, dimmable LEDs. These steps improve comfort without erasing charm.
Interview architects and contractors who can show completed historic or older-home projects. Ask how they handle City reviews, Secretary of the Interior’s Standards, and hazardous materials. Check references and verify EPA RRP certification for lead work. For asbestos, ensure the team understands inspection, removal, and disposal rules when thresholds apply EPA NESHAP overview.
Request apples-to-apples proposals with clear scopes, specs, schedules, and allowances. Your contract should define change order processes, warranty terms, and who pays for resubmittals if design changes are needed after City review. Keep a photo log and save all receipts. If you are applying for incentives, this documentation is required for certification and final approval per THC guidance and NPS.
Renovation loans, lines of credit, and cash reserves are common for owner-occupants. If your project is income-producing, you may consider layering the federal 20 percent credit with the Texas 25 percent credit if the building and scope qualify, following the Secretary of the Interior’s Standards and the SHPO/NPS application steps in order. For owner-occupied projects, the Texas state program may still apply depending on designation and tax liability type. Start with a pre-application conversation and submit early parts before you begin work Texas Historical Commission and NPS basics.
Locally, New Braunfels offers a 20 percent reduction in the City’s assessed ad valorem taxes for properties in designated local historic districts, which can help ongoing costs. Apply through the City’s Historic Preservation Office per City resources.
Thoughtful updates can boost buyer appeal and appraisal, especially when you preserve exterior character and upgrade core systems. Keep improvements in line with neighborhood expectations and document all permitted work. If the home sits in a local historic district, make sure future buyers know which exterior changes require a Certificate of Alteration. Clear records and permits build confidence and can shorten time to market see City program overview.
Here is a simple path to move forward with confidence:
When you are weighing where to invest and how much, local market intel matters. If you want help aligning your scope with value, introductions to vetted contractors, or a pre-renovation valuation, connect with the Boyd Team. Start with a no-pressure consult. Get trusted guidance from Boyd Realty Group.
Work with The Boyd Realty Group and get a team that truly cares about your success. We focus on your goals, provide clear guidance, and support you every step of the way. With our experience and dedication, we’ll make your real estate journey smooth, simple, and stress-free. Let’s make your dreams come true together!