The phases of a renovation project occur in a specific, yet somewhat fluid, sequence. If a component happens out of order, it can potentially result in significant costs - both time and money. For example, say you schedule your electrical contractor before your HVAC contractor. The electrician may unintentionally run wiring through a joist cavity that will later be necessary for a heating duct. This will result in either calling the electrician back or finding another (potentially more expensive) route for the duct - it is much easier for the electrician to adjust where wires are run than for the heating and cooling contractor to adjust where ducts are placed.

If you hire a general contractor, he or she will take responsibility for scheduling issues and minimize any conflict between the subcontractor trades.

The graphic timeline to the right shows the general order of a gut renovation project from financing through move-in. Remember, of course, that each project is individual – not every renovation will include all these phases (and some will include more). Some people experienced in renovation may have systems and procedures that differ from what you see here. However as a general rule, bigger and more independent tasks are completed before detailed and flexible tasks. Arrows indicate the length of the phase and arrows that overlap indicate phases that can typically occur concurrently.

Click on the image to the right or on the link below to download a readable (and printable) PDF version of the graphic renovation timeline.

This field guide gives sound and practical advice for minimizing lead-based paint exposure hazards during demolition and construction.

This map was created by reNew Design Studio for use by the Smart Growth Development coalition. Click on the image to download a PDF version.

The Sanborn maps were created to aid in setting fire insurance policies. Today they serve as one of the best historical records of physical development in many cities and towns. Some of the information shown on the Sanborn maps includes:

• Street addresses and street names

• Building footprints
• Porches
• Construction type
• Accessory buildings
• Alleys
• Lot lines

Des Moines has a number federally designated historic districts. Each of them has a unique character and type of historical assets. Nomination to the National Register of Historic Places is an involved process that requires extensive documentation and categorization of the physical structures in the proposed district.

To be considered eligible, a district must meet the National Register Criteria for Evaluation. The evaluation process involves an in-depth examination of the age, integrity, and significance of the structures in the district. The nomination form becomes an excellent source for historical information!

The Des Moines Public Library is building a history wiki with an ever-expanding map of historical places in the city. This map shows the locations of some of the historic districts as well as many of the individually listed places.

The Des Moines Rehabbers Club has posted the nomination forms for most of the historic districts here. We are still attempting to locate copies of the remaining forms. If you notice one missing and have access to it, please use the Contact form to let us know!

Please feel free to download and print this poster (11x17 color if you have access to a capable printer). To download this 500k PDF file, click on the image thumbnail or on the link at the bottom of this article.

THE 2008 NOMINATION PERIOD HAS CLOSED. THANKS TO ALL THE PEOPLE WHO SENT IN NOMINATION FORMS.

The Des Moines Rehabbers Club is seeking nominations for the first annual Des Moines Seven Most Endangered Buildings List! The nomination deadline is September 22, 2008.

This annual "Most Endangered Building List" will draw attention to buildings in danger of demolition before they are irrevocably destroyed.

• There are currently 25 buildings on the City of Des Moines "Demo List" - These are buildings that are in a state of disrepair such that the City has decided they are a danger to the public health and safety. Many more buildings are listed as "public nuisance" properties. If the conditions that caused a public nuisance action are not corrected, a public nuisance building may be demolished.

• Many other buildings are simply vacant and abandoned - If these buildings are not adequately secured from vandalism and weather, it is likely they will eventually end up on the demo list.
• Some of the buildings that are actively demolished could be rehabilitated - The "nuclear option" is used before all other options are exhausted.
• Demolition of "rehab-able" buildings is a waste of natural resources and energy - Rehabilitation of existing buildings is a "green" option compared to demolition. Reusing an existing building saves waste from landfills. Older buildings were often built to take advantage of natural ventilation, and can be made energy efficient.
• Buildings (even those in good condition) that stand in the way of new developments are demolished – The community can work with developers to save notable or historic structures. There are examples across the city of substantial buildings standing in the way of proposed projects.

Windows are one of the character defining elements of a historic structure. When you are applying for historic tax credits (or your structure is located in a local historic district), you may be required to retain and repair your existing historic windows.

This document discusses the various scenarios and how the replacement versus repair question will be evaluated by the reviewer.

[UPDATE June 25, 2008 - The final rule changes did not include the initially proposed five year holding period requirement. Thank you to everyone who helped highlight the negative impact of the proposed rule change.]

CLICK HERE TO VIEW THE PROPOSED RULE CHANGES - Note: the final rule changes did not include the following passage. However, this is an indication of how we must all be conscious of legislation and administrative rules concerning historic rehabilitation.

One change in particular concerned me greatly:

New Rule: 48.10A(303,404A) Repayment of tax credit certificates.
48.10A(1) The owner must retain ownership of the project building for five full years after completion of the rehabilitation or pay back the credit. If the building owner disposes of the project building within one year after certification of the project and award of the tax credit, the owner shall repay 100% of the tax credit. For properties held between one and five years, the tax credit repayment amount is reduced by 20% per year.

In practical terms, this rule would prohibit developers from utilizing the Historic Tax Credits to renovate otherwise qualifying historic single family homes - no developer could afford to hold a building for five years.

Membership in the Des Moines Rehabbers Club is FREE! Members can attend monthly meetings at a variety of interesting locations throughout the City. From time to time, certain benefits such as discounts at local stores or reduced admission to DSMRC special events may be made available to members.

Donations to help the DSMRC (refreshments, web hosting, etc) are always welcome, but are not tax deductible at this time.

Liability Waiver

Members must sign a liability waiver.

The Des Moines Rehabbers Club (DSMRC) activities focus on construction and renovation. Construction and renovation related activities are inherently dangerous. DSMRC event participants and members must recognize the potential for injury to themselves which may result from participation in DSMRC activities and meetings. The DSMRC intends that participants and members expressly assume all risks and liability for any injuries to, or caused by, participants and members.

NEW GROUP PROMOTES RENOVATION OF HISTORIC HOMES

The Des Moines Rehabbers Club is a new organization providing support and encouragement for people who are undertaking renovation tasks of all types, from repairing a plaster crack all the way through a gut renovation or full restoration project.