Last Updated on October 30, 2025 by Jennifer Thomas
The old Victorian on West 6th Street had weeping mortar joints you could stick your thumb into. I was standing there with the new homeowners in the fall of 2018, the damp Lake Erie wind cutting right through our jackets, and they had that look—equal parts love for the bay windows and pure terror at the repair estimate. “But it’s a historic home,” the wife said, almost pleading. “There has to be a way to make this work.” That’s the moment I always remember when people ask me about historic preservation here in Erie. It’s not just about saving beautiful old houses; it’s a financial puzzle, and the tax credits are the most important piece.
I’ve been working exclusively on historic properties in Erie for over a decade now. In that time, I’ve seen the landscape change from a handful of dedicated DIYers to a fullblown renaissance, especially in areas like Historic Downtown and the Millionaire’s Row district along West 6th Street. But Erie’s climate is our biggest adversary. Honestly, the freezethaw cycles we get from October through April are brutal on centuryold brick and limestone. You get water seeping in, it freezes, expands, and just… spalls the face right off the building. It’s a constant battle against the elements that you just don’t see in drier climates.
What “Historic” Really Means in Erie, Pennsylvania
Most people think a historic home is just an old one. Not quite. In Erie, it typically means your property is either individually listed on the National Register of Historic Places or, more commonly, it’s a contributing structure within a designated historic district, like the State Street or Frontier Historic Districts. This distinction is everything when it comes to tax credits.
You know what’s funny? I once had a client call me, thrilled that their 1920s bungalow was “historic.” They were already planning the kitchen renovation. I had to gently break the news that while their house was charming and old, it wasn’t in a designated district. The look on their face… it still stings a little. But the truth is, the formal designation is what unlocks the financial help.
The Golden Ticket: Pennsylvania State Historic Preservation Tax Credits
This is the one that gets people most excited, and for good reason. The state program offers a 25% tax credit for qualified rehabilitation expenses. But—and this is a huge “but”—it’s not automatic. You have to play by very specific rules.
The work has to meet the Secretary of the Interior’s Standards for Rehabilitation. Wait — actually, let me rephrase that more clearly. It’s not about making the house look brand new; it’s about repairing and preserving what’s historically significant. You can’t just rip out those original, wavyglass windows and pop in vinyl replacements. You repair the original sashes, reglaze them, and maybe add a storm window for efficiency. That’s the kind of thinking that gets approved.
The application process goes through the Pennsylvania State Historic Preservation Office (SHPO). It’s a twopart process: you get Part 1 approved before you start work, and then you submit Part 2 after the work is done. I’ve made the mistake myself of letting a client start before Part 1 was fully signed off, thinking it was a sure thing. We had to redo $5,000 worth of work. I don’t let that happen anymore.
The Federal Tax Credit: Still a Powerful Tool
A lot of folks get confused about the federal credit. It’s still available, but it’s changed. It used to be a 20% credit for any historic home; now, it’s a 20% credit but it’s nontransferable and it’s only for incomeproducing properties. So if you’re planning to live in the house yourself, you’re out of luck for the federal credit. But if you’re turning that beautiful old place in North Erie into a rental or a commercial space? Then it’s a fantastic incentive that you can stack with the state credit.
The Local Reality: Working with the City of Erie
This is where the rubber meets the road. Any exterior work on a designated historic property in Erie also needs a Certificate of Appropriateness from the city’s Historic Review Commission. You submit your plans to the City of Erie’s Department of Code Enforcement, and they review it for historical accuracy.
I was at a hearing once for a client who wanted to replace their crumbling concrete front steps with a historically identical material. The commission spent twenty minutes discussing the exact shade of gray and the aggregate size in the new mix. It felt tedious, but to tell you the truth, that attention to detail is what preserves the character of our neighborhoods. It’s what makes a street in the Frontier District feel cohesive and authentic.
What Does This Actually Cost? Real Erie Numbers
Let’s talk money. Tucking and repointing mortar on a standard twostory brick home here can run you $8,000 to $15,000. A full, historicallysensitive roof replacement on a large Victorian? You’re looking at $25,000 to $40,000, easily. Most homeowners in Erie spend around $350–$600 per window for a proper restoration—stripping, repairing wood rot, reglazing, and rehanging. It’s not cheap.
But here’s the insider secret a lot of contractors won’t tell you: the 25% state tax credit applies to all qualified rehabilitation expenses. That includes architectural and engineering fees, and it even includes the cost of the windows you have custommade to match the originals. So if you have a $100,000 rehab project that qualifies, you get $25,000 back as a tax credit. That’s a direct reduction of your tax liability, not just a deduction. It’s a gamechanger.
Finding the Right Help in Erie
Not every contractor understands or wants to deal with the historic guidelines. You need someone who gets it. Based on actual local presence, here are some established providers in Erie who have experience with historic properties:
Erie Architectural Artifacts — Serves the greater Erie area. A great resource for finding periodappropriate hardware, doors, and fixtures.
Habitat for Humanity ReStore — Located in Erie. You’d be surprised what you can find here for old homes, from doors to cabinets.
Preservation Erie — This is a local nonprofit (they don’t have a robust commercial website, but they are a key civic entity). They are an incredible resource for advocacy, education, and connecting homeowners with the right people. They’re deeply involved in the local preservation community.
Erie Insurance — Headquartered right here in Erie. They have a deep understanding of local risks and can be a good partner for insuring your historic property correctly.
Long story short, you want a team that’s done this dance with the SHPO and the city before. It saves you time, money, and a massive headache.
Common Misconceptions vs. The Real Deal
Misconception: “If I use the tax credit, I have to make the house a museum. I can’t update the kitchen or bathrooms.”
Reality: Totally false. You can have a beautiful, modern kitchen. The guidelines primarily govern the exterior and any interior spaces that are deemed “characterdefining,” like a grand foyer with original woodwork or a historic staircase. Your 1980s kitchen in the back of the house? Tear it out. Put in whatever you want.
Misconception: “The process is too complicated and will take years.”
Reality: It’s a process, sure. But the Part 1 application review with the state is typically 3060 days. The key is having your documentation—photos, architectural plans, a solid scope of work—in order from the start. A little frontend work prevents backend disasters.
Frequently Asked Questions (FAQ)
Can I do the work myself and still claim the tax credit?
Yes, but only for the cost of materials. You can’t claim your own labor. So if you’re a skilled DIYer, you can save on labor costs, but the credit will only be calculated on what you spend on qualified materials.
What’s the single most common reason applications get rejected?
Inappropriate window replacement, hands down. Proposing to remove original wooden doublehungs for modern, white vinyl sliders is the fastest way to get a “no” from both the state and the city. The rule is: repair first, then replicate only if they’re beyond saving.
How long do I have to own the home to use the credit?
There’s no minimum ownership period for the state credit. You just need to own it when the work is completed. But you have to use the credit in the tax year the project is certified complete, so plan your tax strategy accordingly.
Does adding a new addition disqualify me?
Not necessarily! Additions are often approved if they’re located on a noncharacterdefining side of the house (like the rear) and are visually subordinate to the original structure. They can’t try to mimic the historic style too closely; they should be clearly of their own time.
So, if you’re in Erie, start by checking if your property is in a historic district on the city’s website. Then, take a walk around your neighborhood. Look at the houses that have been lovingly restored. You can smell the fresh mortar, see the carefully restored woodwork. That didn’t happen by accident. It took planning, passion, and a smart use of the tools our state and city provide. It’s the best way to ensure these beautiful old places stick around for another hundred years of lakeeffect snow and brilliant Erie summers.