Buying a Historic Home in Aiken: What to Know Before You Fall in Love

There's nothing quite like a historic Aiken home. Heart pine floors that creak in just the right spots. Tall windows. A wide front porch. Maybe even a carriage house out back from the Winter Colony days.

If you're dreaming of owning a piece of Aiken history, here's what you should know before you sign on the dotted line.

Aiken's historic districts

Aiken has several historic districts, many of them tied to the town's early railroad days and its famous Winter Colony era. Some areas are listed on the National Register of Historic Places, and the city also has local historic overlay districts.

That difference matters:

• National Register listing is mostly an honor. It recognizes a home or area as historically important, and it doesn't usually limit what a private owner can do with their own money.
• Local historic overlay districts come with design guidelines. If you want to make certain changes to a property inside an overlay, you'll likely need city approval first.

Meet the Design Review Board

In the City of Aiken, the Design Review Board reviews applications for exterior changes in the historic overlay districts. That includes things like new construction, additions, demolition and moving buildings. Projects that qualify get a Certificate of Appropriateness.

In practice, homeowners often go through the board for things like:

• Replacing windows or doors
• Changing roofing materials
• Adding a porch, carport or rear addition
• Building a new fence or outbuilding

The goal is to keep Aiken's historic neighborhoods looking like Aiken. It does mean you'll want to plan ahead and check the rules before you start a project. Your agent can help you confirm whether a home falls within an overlay district before you buy.

A possible tax perk

South Carolina law allows local governments to offer a special property tax assessment for qualifying rehabilitation of historic properties, and Aiken's Design Review Board certifies projects for it. If you're planning a major renovation, ask the city's planning department whether your project might qualify before you start.

Inspection tips for older homes

Historic homes are full of charm, and sometimes surprises. Plan for a thorough inspection and ask your inspector to pay extra attention to:

• Foundation and crawl space moisture
• Termite damage, so get a CL-100
• Electrical systems, especially older wiring and panels
• Plumbing, including old cast iron or galvanized pipes
• Roof and chimneys
• Windows, which may be original and need restoration
• Lead paint, common in homes built before 1978

Also call your insurance agent early. Some older systems can affect coverage options or cost.

Budget for TLC

Most historic home owners will tell you it's a labor of love. You might need specialty contractors who know how to restore old wood windows or plaster walls. Projects can take longer, and materials may cost more. On the flip side, a well-cared-for historic home holds a special place in the market, and buyers who love them really love them.

Questions to ask before you buy

• Is the home in a local historic overlay district?
• What updates have been made, and were they approved if needed?
• Are there old surveys, plans or photos of the home?
• What's the age of the roof, HVAC, wiring and plumbing?
• Have there been any termite treatments or moisture repairs?

Find your piece of Aiken history

For all the extra headache that comes with owning a historic Aiken home, there comes even more pride and honor. You will get to lay your mark on a home that so many others have before you. You will also know that for all of it's quirks, these old homes have stood the test of time already, and with love and care will last long into the future.

I love historic homes, and Aiken has some of the most beautiful ones in South Carolina. If you're dreaming of a home with a story, reach out. I'll help you find one that fits your life and your renovation comfort level.