Druid Hills Home Maintenance Checklist For Historic Homes

Owning a historic home in Druid Hills is a privilege and a responsibility. The architecture, the Olmsted parkways, and the leafy streets make your home special, but they also demand a careful maintenance plan. This guide gives you a practical, preservation‑minded checklist tailored to Druid Hills so you can protect character, prevent costly issues, and plan projects the right way. You will also learn when local approvals apply and how to time bigger projects. Let’s dive in.

Why Druid Hills homes need a plan

Druid Hills includes locally designated historic districts in both the City of Atlanta and unincorporated DeKalb County. Exterior changes that are visible from the street commonly require a Certificate of Appropriateness, so start every project by confirming which jurisdiction reviews your home and how to apply. You can find local guidance and contacts on the Druid Hills Civic Association’s preservation page. The neighborhood’s Olmsted‑designed landscape adds unique context for tree protection, parkways, and site work that may also require coordination. For a quick history refresher, explore the Olmsted background on Druid Hills.

• Local preservation and COA overview: Druid Hills Civic Association
• DeKalb District background and contacts: DHCA DeKalb resources
• Olmsted planning context: Druid Hills landscape overview

Your historic home checklist

Use these focused checks to prevent small issues from becoming big ones. Frequency notes are tailored to Atlanta’s hot, humid climate.

Roofs, gutters, and chimneys

• Inspect roofs and flashings each spring and fall, and after major storms. Schedule a pro roof review every 3–5 years for slate, tile, or wood roofs.
• Clean gutters and downspouts at least twice per year, more often under large trees. Extend downspouts well away from the foundation.
• Repair in kind and match original materials where possible. The National Park Service recommends repair over replacement for historic materials when feasible.
• Check chimney caps and mortar for deterioration. Address leaks at flashing first.

Reference: NPS technical guidance on historic materials and energy efficiency offers repair‑first best practices for roofs and related systems. See the NPS overview on historic building stewardship.

• NPS resource: Historic buildings, sustainability, and resilience

Masonry, mortar, and foundations

• Walk the exterior annually. Look for missing mortar, spalling brick, and new vertical or stair‑step cracks.
• Repoint with mortar compatible with the original (often lime‑based). Using hard Portland‑cement mortar can damage early brick.
• Before structural fixes, correct drainage: slope soil away from the house and add downspout extensions.
• If doors stick or floors slope, seek a structural evaluation and document conditions with photos first.

Reference: NPS guidance on mortar compatibility and repointing best practices explains why softer, more permeable mortars are critical for older brick.

• NPS primer: Mortar and repointing guidance
• Foundation basics: Common causes of cracks and fixes

Moisture control, crawlspaces, and basements

• Do an annual crawlspace or basement check. Look for standing water, musty odors, or condensation on ducts.
• Maintain gutters, grading, and discharge paths first. Test sump pumps seasonally.
• Consider ventilation or encapsulation strategies that protect historic fabric. Prioritize exterior water management before interior interventions.

Reference: NPS emphasizes controlling unwanted moisture as the first line of defense in historic buildings.

• NPS primer: Moisture control principles

Woodwork, porches, and paint

• Inspect porches, columns, and rails every 3–6 months for soft spots, peeling paint, or loose balusters.
• Address leaks at porch roofs and flashing before repainting. Plan repaint cycles roughly every 5–7 years based on exposure.
• Splice‑repair deteriorated wood rather than replacing whole elements when possible to preserve original details.
• If your porch is visible from the street, expect COA review before altering elements.

Reference: NPS brief series covers porch preservation and historic paint systems.

• Overview resource: Preservation briefs library

Windows, doors, and energy upgrades

• Check operation and weatherstripping annually. Repair glazing putty, sash cords, and joints as needed.
• Consider interior or exterior storm windows to boost performance while preserving original sash and profiles.
• If replacement is unavoidable, match material, profiles, and sightlines. Confirm COA requirements before ordering.

Reference: NPS guidance favors repair first and reversible energy upgrades for historic windows.

• NPS overview: Efficient, preservation‑minded upgrades

Mechanical systems, electrical, and plumbing

• Service HVAC twice per year. Dehumidification and good ventilation are essential in summer.
• Get an electrical safety inspection for older wiring and panels, especially before renovation.
• Inspect plumbing for galvanized or lead components and address chronic leaks promptly. Route upgrades to minimize harm to historic finishes.

Reference: NPS guidance balances comfort and safety with preservation of significant interiors.

• NPS overview: HVAC in historic buildings

Pests and trees

• Schedule annual termite inspections. Subterranean termite swarms in Georgia typically occur from late winter through spring, with some species peaking later.
• Keep mulch and wood debris off siding. Seal exterior gaps and maintain vents.
• Plan major pruning or removals through local channels. Tree work may require review in historic districts.

Reference: Georgia termite timing and inspection recommendations.

• Seasonal guidance: When termites swarm in Georgia

Landscape, stormwater, and site drainage

• Aim for soil to slope away from the house about 6 inches over the first 10 feet.
• Extend downspouts 6–10 feet from the foundation and maintain any French drains.
• Lots near creeks or park corridors should watch for erosion. Coordinate early on any work near Olmsted parkways.

Reference: Basic drainage fixes are the first line of defense against foundation movement.

• Site reference: Foundation cracks and drainage

Your seasonal maintenance rhythm

• Winter: Insulate exposed pipes, test heating systems, and schedule roof and chimney inspections before spring storms.
• Spring: Clean gutters, inspect roofs after winter weather, check foundations after heavy rains, and schedule termite inspections during swarm season. Start porch and paint prep.
• Summer: Service AC, monitor attic and crawlspace humidity, and complete exterior wood repairs during favorable drying conditions.
• Fall: Clean gutters, trim dead limbs before storms, test sump pumps, and plan masonry work for mild temperatures. File COA applications now for winter projects.

Reference: Seasonal timing for masonry and moisture control aligns with NPS best practices and local climate patterns.

• NPS primer: Moisture and masonry timing basics

Permits and approvals to know

• Check jurisdiction first. Parts of Druid Hills are in the City of Atlanta Landmark District and others in unincorporated DeKalb County. The reviewing body depends on parcel location.
• A Certificate of Appropriateness is typically required for exterior work visible from the street, including porches, windows, fences, driveways, and tree removals.
• Start with DHCA’s resources to confirm district maps, contacts, and process steps, then reach out to the appropriate office.

Helpful starting points: DHCA preservation page and DHCA DeKalb resources.

Planning a major exterior rehab

If you are considering a larger project, align permits, timing, and incentives from day one.

• Document existing conditions with photos. Keep a project file with scopes, bids, COAs, and receipts.
• Confirm COA requirements before design decisions that affect visible exteriors or site features.
• Explore Georgia’s historic rehabilitation tax credit updates. Recent changes expand eligibility for certain owner‑occupied historic homes beginning in 2026. Applications were slated to be accepted starting October 1, and work for the expanded eligibility may not begin before January 1, 2026. Consult a tax professional and seek preapproval guidance from the Georgia Department of Community Affairs.
• If the property is income‑producing, learn how the federal 20 percent rehabilitation tax credit works and whether your building meets the National Register and Standards requirements.

References: Georgia historic rehabilitation tax credit updates and Federal tax incentives overview.

Hiring preservation‑savvy pros

• Ask for contractor references for similar historic work. Request written scopes that specify materials and methods, such as lime mortar for repointing and wood splice repairs.
• Choose teams that minimize harm to historic fabric and can route new systems discreetly.
• For complex projects, seek informal feedback from local preservation committees or DHCA volunteers before submitting for a COA.

Preserve character, protect value

A steady rhythm wins with historic homes. Control water first. Preserve original materials where possible. Plan projects with the right permits and people. If you are thinking about preparing a Druid Hills home for the market or tackling value‑boosting improvements, let’s build the right plan together. Connect with Molly Carter Gaines to align smart maintenance, tasteful upgrades, and market timing for a standout sale.

FAQs

What exterior work in Druid Hills needs approval?

• Most exterior changes visible from the street, including porches, windows, fences, driveways, and tree removals, typically require a Certificate of Appropriateness. Start with the DHCA preservation page to confirm your jurisdiction and steps.

How often should I inspect a historic slate or tile roof?

• Do a visual check each spring and fall and after major storms, with a professional roof inspection every 3–5 years for historic materials.

What mortar should I use to repoint older brick?

• Use a mortar compatible with the original, often a softer lime‑based mix; hard Portland‑cement mortars can damage historic brick. See the NPS mortar guidance for principles and testing.

How can I improve window efficiency without replacements?

• Repair sash and glazing, add quality weatherstripping, and use interior or exterior storm windows that are reversible and preserve original profiles.

When is termite season around Atlanta?

• Subterranean termite swarms commonly occur from late winter through spring in Georgia, with some species swarming later in the season. Schedule annual inspections and act quickly on signs of activity.

Are owner‑occupied homes eligible for historic tax credits?

• Georgia’s program has updates that expand eligibility for certain owner‑occupied historic homes beginning in 2026. Confirm current rules and timing with the Georgia Department of Community Affairs and consult a tax professional.