Last Updated on November 3, 2025 by Barbara Williams
I was standing in the foyer of a 1920s bungalow over on Sandy Springs Circle, the original heartwood floors creaking under my boots, and the owner was holding a modern vinyl replacement window catalog. He was about to make a $20,000 mistake that would have disqualified his entire property from the Georgia state historic tax credit program. You could smell the old pine and the damp plaster, a scent that’s pure Sandy Springs history. I had to gently steer him toward a specialized wood window restoration company out of Roswell instead. That one decision, just on the windows, ended up saving him nearly $15,000 in tax credits alone. It’s those little moments, the details most folks wouldn’t think twice about, that define this work.
Honestly, the character in these older homes around here, from the downtown area to the neighborhoods north of I285, is just irreplaceable. But preserving them isn’t just about sentimentality; it’s a practical, financial puzzle with some very specific local rules. After eight years guiding homeowners in Sandy Springs through this process, I’ve seen the whole cycle—the initial excitement, the permit frustration, the triumphant final inspection. And the financial benefits, especially those tax credits, can be a gamechanger if you know how to navigate them.
What “Historic” Really Means in Sandy Springs
This is where a lot of people get tripped up. They assume their house has to be a preCivil War mansion to qualify. Not even close. In our context, a historic home is often just one that contributes to a recognized historic district or is individually listed. We have a few pockets of these, like the original commercial core and some of the older residential streets that haven’t been completely redeveloped. The key is integrity—does it still look mostly like it did in its period of significance?
I had a client in the Heards Ferry area, a ranch from the 1950s that she thought was just “old.” But it was a pristine example of midcentury modern design, and by getting it certified, she unlocked access to grants she never knew existed. The truth is, the bar for what’s considered “historic” gets lower every year as we lose more of our older building stock.
The Local Challenges You Need to Know
If you’re doing a restoration in Sandy Springs, you’re going to become very familiar with the Community Development Department over at City Hall. They’re not the enemy, but they do have a job to do. Our specific local challenge? It’s a mix of things. The humidity here is a beast. It wreaks havoc on original wood siding and encourages mold in crawl spaces that have been sealed up for decades. You have to use specific, vaporpermeable paints and stains, something a bigbox store painter might not even consider.
And then there’s the permit process. To tell you the truth, it can be a bit of a maze. The city is trying to balance growth with preservation, and sometimes the rules feel like they change depending on which side of Roswell Road you’re on. I’ve made the mistake myself of assuming a simple porch repair wouldn’t need a permit—it did, and it held up the project for two weeks. That one still stings. Always, always check with the City of Sandy Springs Community Development Department before you swing a hammer.
A Practical Path to Tax Credits
Okay, so let’s talk about the good stuff: getting money back. The Georgia Historic Preservation Tax Credit is the big one. It’s a state income tax credit worth 25% of your qualified rehabilitation expenses. Wait — actually, let me rephrase that more clearly. If you spend $100,000 on approved restoration work (think structural repairs, rebuilding original porches, repairing historic windows, not new kitchens or bathrooms), you get a $25,000 credit against your state income taxes. If your credit is more than your tax liability, the state will actually issue you a refund for the difference. It’s incredibly powerful.
But there’s a catch that’s an insider secret around here. The state credit requires you to follow the Secretary of the Interior’s Standards for Rehabilitation. Sounds official, right? It is. But what most people don’t realize is that this isn’t about making your house look brand new. It’s about repair versus replacement. If you have an original, doublehung wood window with a cracked pane, the standard says you repair the sash and replace the glass. You don’t rip out the entire unit and put in a vinyl window. That’s the kind of distinction that makes or breaks an application.
Here’s a quick list of what typically qualifies for the credit:
- Repairing or stabilizing historic structural systems (foundations, framing).
- Restoring original features like plaster walls, heart pine floors, and decorative millwork.
- Rehabilitating historic porches, doors, and windows to their original appearance.
- Replacing a failing roof with a new one that matches the historic material and profile.
- Updating systems (electrical, plumbing, HVAC) in a way that does not damage historic fabric.
And here’s what usually doesn’t count:
- New additions (like a family room) or new construction.
- Landscaping, fencing, or outdoor patios.
- Modern appliances or nonhistoric kitchen/bathroom cabinetry.
- Repairs to features that weren’t part of the original house.
Finding the Right Local Help
You cannot, and I repeat, cannot do this alone. You need a team that understands the specific language of historic preservation. A general contractor who specializes in new builds will look at your crumbling mortar and say, “We’ll just parge over it.” A preservation specialist will say, “We need to repoint this with a limebased mortar that matches the original composition.” It’s a world of difference.
Based on actual local presence, here are some established providers in the wider metro area who have experience with historic projects like those in Sandy Springs:
Historic Property Restoration LLC — Serves the North Metro area, including Sandy Springs. They specialize in periodcorrect woodwork and masonry.
Bradfield Property Services — Located in nearby Chamblee, they handle a lot of historic window and door restoration.
Piedmont Roofing — Based in Marietta, they are one of the few companies experienced in installing historically appropriate standing seam metal and woodshingle roofs.
Anyway, the point is to find people who get it. Ask them for examples of past projects where they had to comply with the Secretary of the Interior’s Standards. If they can’t provide any, keep looking.
What This Actually Costs in Sandy Springs
Let’s get down to numbers. Restoration is almost always more expensive per square foot than a gut renovation. You’re paying for specialized craftspeople and often custommade materials. Most homeowners in Sandy Springs doing a fullscale, taxcreditqualified rehab spend somewhere in the ballpark of $200 to $400 per square foot. So a 2,000squarefoot home could easily see a project cost of $400,000 to $800,000.
But that’s where the tax credit changes the math. On an $800,000 qualified project, that 25% Georgia tax credit is $200,000 back. That turns a very expensive labor of love into a financially viable one. You also have to factor in the longterm value. A properly restored historic home in a desirable part of Sandy Springs, with its character intact, often commands a significant premium over a similarly sized remodeled home. It becomes a unique asset.
Navigating the Rules and Verification
This part is nonnegotiable. You have to get your paperwork in order. The process is managed by the Georgia Department of Community Affairs (DCA), which runs the Historic Preservation Division. You submit an application with photos, architectural drawings, and a detailed description of the work before you start. They review it, and if you follow the approved plan, you get the credit.
It’s a threepart process:
- Part 1 Eligibility: Proving the building is historic.
- Part 2 Rehabilitation Work: Getting the scope of work approved.
- Part 3 Completion: Documenting that you did the work as approved.
Funny thing is, the hardest part for most people is simply being patient and not starting work until they get that Part 2 approval. The excitement takes over. But if you start early, you risk disqualifying the entire project. I’ve seen it happen, and it’s a tough phone call to make.
Answers to Common Local Questions
Does my house in Sandy Springs have to be officially “landmarked” to get a tax credit?
Not necessarily. It either needs to be individually listed in the Georgia Register of Historic Places or be a “certified historic structure” located in a Registered Historic District and certified as contributing to the district’s significance. Many of the older neighborhoods here can qualify.
Can I still update the kitchen and bathrooms?
Absolutely. You just have to be smart about it. The tax credit only applies to the “qualified rehabilitation expenses.” You can do a modern kitchen, but you’ll need to separate those costs. The key is that the modern updates can’t damage or destroy the historic character of the house.
How long does the whole approval process take?
From start to finish, including the DCA’s review time, you should budget at least 3 to 6 months for the application process before any work begins. The actual construction can take another 6 to 18 months. It’s a marathon, not a sprint.
What’s the biggest mistake you see homeowners make?
Hiring the wrong contractor. Hands down. A contractor who isn’t versed in preservation will use the wrong materials and techniques, which will fail over time and void your chance at the tax credit. It’s the most expensive “savings” you’ll ever find.
A Final Thought
Look, preserving one of these old homes is more than a renovation project. It’s a commitment to holding onto a piece of the story of Sandy Springs. It’s the satisfaction of bringing back the glow to a hundredyearold floorboard or hearing a restored original door latch click solidly shut. The tax credit is just the tool that makes it possible for more people to take on that commitment. If you’re sitting in one of these characterfilled houses north of I285 or near the downtown area, start by calling the DCA or a local preservation consultant. Just have a conversation. You might be surprised at what’s possible.