Preservation
Keep what is there.
Preservation focuses on maintaining and repairing existing historic material while limiting change.
What We DoNew Iberia · Lafayette · Acadiana
HistoricPreservation
Keeping what matters.Building what comes next.
Historic preservation is not about freezing a building in time. It is about understanding what makes it worth keeping, protecting that character, and preparing it for the next chapter.
01Understanding the Work
Historic preservation is a broad term.The approach matters.
Not every old building needs the same treatment. The right approach depends on what survives, what matters, what has changed, and how the building needs to function today.
Before construction begins, it helps to understand the four treatment approaches commonly used in historic preservation work.
Rehabilitation
Keep the character. Make it useful.
Rehabilitation allows a historic building to serve a continuing or new use while retaining the features that communicate its character.
Restoration
Return to a specific time.
Restoration depicts a property as it appeared during a particular period by retaining material from that period and removing or recreating selected later changes.
Reconstruction
Re-create what no longer survives.
Reconstruction uses new construction to depict the form and appearance of a historic feature or building that is no longer present.
A better first question
What does this buildingneed us to keep?
That question should come before demolition.
02Before You Start
The most important work can happenbefore construction.
An older building usually has more to tell you than a new set of drawings can show.
Before removing walls, replacing windows, or rebuilding details, the existing building should be understood as clearly as possible.
Understand the building
Look at how it was built, how it has changed, and which parts appear original or significant.
Document existing conditions
Photographs, measurements, drawings, and condition notes become valuable once work begins.
Identify what matters
Not every alteration or material has the same historic significance.
Know the approval path
Local districts, tax-credit programs, easements, and other requirements can affect how work should be planned.
Plan for discoveries
Hidden conditions are common in older buildings. The project should allow room for informed decisions when they appear.
03Repair or Replace
Old does not automatically meanreplace.
A useful order of operations
Keep.Repair.Replace only when necessary.
Windows & Doors
Original openings, sash, doors, hardware, shutters, and trim often contribute heavily to the character of a historic building.
Siding & Exterior Woodwork
Weatherboards, porch components, brackets, columns, fascia, and decorative woodwork should be evaluated before wholesale replacement.
Trim & Millwork
Baseboards, casing, mantels, paneling, cabinetry, and profiles help define the scale and period of an interior.
Floors
Historic wood floors can often be repaired, patched, refinished, or selectively replaced instead of completely removed.
Masonry
Brick and masonry repairs require attention to compatible materials and the cause of deterioration, not only the visible damage.
Plaster & Interior Finishes
Older plaster, wall finishes, and decorative elements can often be stabilized or repaired when the underlying problem is addressed.
04The Process
A careful project stays curiousas the building opens up.
Conversation
Understand the property, the owner's goals, and what is already known about the building.
Investigation
Review visible conditions, existing documentation, previous alterations, and areas that may require further investigation.
Scope & Planning
Define what should be preserved, repaired, removed, rebuilt, or introduced.
Selective Work
Open the building carefully enough to learn from what is behind the visible finishes.
Construction
Coordinate new work with existing construction while protecting material that is intended to remain.
Decisions in the Field
When unexpected conditions appear, document them and make deliberate decisions before covering them back up.
Completion
Finish the project with attention to both the historic building and the quality of the new work introduced into it.
05Preservation in Louisiana
The buildingbelongs to a place.
Historic buildings in Louisiana have been shaped by climate, materials, construction traditions, and generations of use.
That means preservation here is not only an architectural question. Water, humidity, ventilation, pests, previous repairs, additions, and the way a building meets the ground can all influence what happens next.
Find where it comes from before repairing what it damaged.
Older assemblies and modern systems need to work together rather than against one another.
Historic wood, brick, plaster, and finishes can behave differently than newer products.
Many older buildings contain decades of alterations, repairs, and concealed construction.
06Historic Tax Credits
Before the work, understandthe program.
Some historic rehabilitation projects may qualify for federal or Louisiana incentives. Those programs have specific eligibility, documentation, review, and construction requirements.
Mahoney Group does not determine tax-credit eligibility. Property owners should confirm the applicable program requirements with the appropriate preservation agencies and tax professionals before relying on an incentive.
Federal01
Federal Historic Rehabilitation Tax Credit
The federal historic rehabilitation program provides a 20% income-tax credit for qualifying rehabilitation of certified historic structures used for income-producing purposes.
Owner-occupied private residences do not qualify for the federal rehabilitation credit.
National Park Service ↗Louisiana02
Louisiana Historic Preservation Programs
Louisiana offers historic rehabilitation incentive programs administered through the state's Division of Historic Preservation.
Program requirements and availability can change, so owners should verify current eligibility and application requirements before work begins.
Louisiana DHP ↗One important distinction
Local approval, historic-district approval, and tax-credit approval are not necessarily the same thing.
07The Team
Preservation is rarely aone-person job.
The best preservation work brings the right people into the conversation at the right time.
Depending on the property, that may include the owner, contractor, architect, engineer, preservation consultant, specialty trades, and reviewing agencies.
The contractor is often closest to the hidden conditions once work begins. That makes clear communication with the rest of the team essential.
OwnerContractorArchitectEngineerPreservation ConsultantSpecialty TradesReviewing Agencies
Document what is found.
Ask before assuming.
Solve the cause, not only the symptom.
Keep the owner informed.
Protect the work that is staying.
What we may find
Old buildingskeep records.
Hidden water damageTermite damageRotStructural movementOutdated electrical or plumbingPrevious alterationsMissing framingIncompatible repairsOld openingsHidden architectural details
08Common Questions
Questions worth askingbefore the work begins.
01What is historic preservation?
Historic preservation is the work of protecting the character, materials, craftsmanship, and story of an older building while preparing it for continued use. Depending on the property and the goals of the owner, that may involve preservation, rehabilitation, restoration, or reconstruction.
02Does every old building need to be restored exactly as it was?
No. Restoration is only one approach. Many historic properties are better served by rehabilitation, which allows a building to remain useful while preserving the features and character that make it significant.
03Should original materials always be kept?
When they are sound and repairable, keeping original material is often preferable. Replacement becomes appropriate when material has failed, is unsafe, or cannot reasonably be repaired. The decision should be based on condition, significance, performance, and the larger goals of the project.
04Can a historic home be updated for modern living?
Yes. Historic buildings can accommodate modern kitchens, bathrooms, electrical systems, mechanical systems, storage, and changing family needs. The challenge is integrating those improvements without unnecessarily erasing the character of the original building.
05What happens when hidden damage is discovered?
Older buildings often reveal conditions that could not be fully understood before work began. The right response is to document what was found, understand the cause, discuss the options with the owner and design team, and make a deliberate decision before covering the work back up.
06Can historic preservation projects qualify for tax credits?
Some qualifying projects may be eligible for federal or Louisiana historic rehabilitation incentives. Eligibility depends on the property, its use, the work being proposed, and the requirements of the applicable program. Property owners should confirm eligibility with the appropriate agencies and tax professionals before relying on an incentive.
09Case Study
BeauBassinFarm & Gardens
Our work at BeauBassin Farm & Gardens in Sunset, Louisiana grew from one small assignment into a much larger construction relationship centered around a property anchored by the historic 1835 Alexis LaTour home.
Read the Case Study ↗Start a Conversation
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