11 PRESERVATION 

BRIEFS 

Rehabilitating Historic Storefronts 

H. Ward Jandl 

U.S. Department of the Interior 

National Park Service 

Cultural Resources 

Heritage Preservation Services 

The storefront is the most important architectural feature 

of many historic commercial buildings. It also plays a 

crucial role in a store's advertising and merchandising 

strategy to draw customers and increase business. Not 

surprisingly, then, the storefront has become the feature 

most commonly altered in a historic commercial building. 

In the process, these alterations may have completely 

changed or destroyed a building's distinguishing architectural features that make up its historic character. 

• if the original storefront has survived largely intact but 

is in a deteriorated condition, what repairs should be 

undertaken 7 

• if the storefront has been modernized at a later date, 

should the later alterations be kept or the building 

restored to its original appearance or an entirely new 

design chosen 7 

• if the building's original retail use is to be changed to 

office or residential, can the commercial appearance of 

the building be retained while accommodating the new 

use7 

As more and more people come to recognize and appreciate the architectural heritage of America's downtowns, 

however, a growing interest can be seen in preserving the 

historic character of commercial buildings. The sensitive 

rehabilitation of storefronts can result not only in increased business for the owner but can also provide evidence that downtown revitalization efforts are succeeding 

(see figure 1). 

Once a decision is made to rehabilitate a historic commercial building, a series of complex decisions faces the 

owner, among them: 

This Preservation Brief is intended to assist owners, architects, and planning officials in answering such questions about how to evaluate and preserve the character of 

historic storefronts. In so doing, it not only addresses the 

T HK slle HUHIJlED ILOCK NAIN 51'REIT 

Figure 1. Inapprop.rzat~ st~retr.0n~ al~erations over the years- metal cladding, oversized signs and canopies-have detracted from 

the character of thiS hlSto,,!c dlstr~ct In Van Buren, Arkansas. A carefully considered rehabilitation plan for Main Street, including 

the removal o( poorly ~eslgned SignS, false fronts and the selection of an appropriate exterior paint color palette, serves to 

enhance the vISual environment and preserves the district's sense of time and place. Photo above: Bob Dunn; Drawing, David Fitts 

1 
basic design issues associated with storefront rehabilitation, but recommends preservation treatments as well. 

Finally, although the Brief focuses on storefront rehabilitation, it is important to review this specific work in the 

broader context of preserving and maintaining the overall 

structure. Money spent on storefront rehabilitation may 

be completely wasted if repair and maintenance problems 

on the rest of the building are neglected. 

Historical Overview 

Commercial establishments of the 18th and early 19th centuries were frequently located on the ground floor of 

buildings and, with their residentially scaled windows and 

doors, were often indistinguishable from surrounding 

houses. In some cases, however, large bay or oriel windows comprised of small panes of glass set the shops 

apart from their neighbors. Awnings of wood and canvas 

and signs over the sidewalk were other design features 

seen on some early commercial buildings. The ground 

floors of large commercial establishments,especially in the 

first decades of the 19th century, were distinguished by 

regularly spaced, heavy piers of stone or brick, infilled 

with paneled doors or small paned window sash. Entrances 

were an integral component of the facade, typically not 

given any particular prominence although sometimes 

wider than other openings. 

The ready availability of architectural cast iron after the 

1840's helped transform storefront design as architects and 

builders began to experiment using iron columns and 

lintels at the ground floor level. Simultaneous advances in 

the glass industry permitted manufacturing of large panes 

of glass at a reasonable cost. The combination of these 

two technical achievements led to the storefront as we 

know it today-large expanses of glass framed by thin 

structural elements. The advertisement of the merchant 

and his products in the building facade and display windows quickly became critical factors in the competitive 

commercial atmosphere of downtowns. In the grouping of 

these wide-windowed facades along major commercial 

streets, the image of America's cities and towns radically 

changed. 

The first cast iron fronts were simple post-and-lintel 

construction with little decoration. As iron craftsmen 

became more adept and as more ornate architectural 

styles became popular, cast iron fronts were given 

Italianate, Venetian Gothic, and French Second Empire 

details. Cast iron storefronts could be selected directly 

from catalogs, which began to appear in the early 1850's. 

Standardized sills, columns, and lintels could be arranged 

to create fronts of all sizes, styles and configurations. In 

the 1870's sheet metal storefronts became popular; they 

were also sold in standardized sizes and configurations 

through manufacturers' catalogs (see figure 2). 

The typical 19th century storefront consisted of single 

or double doors flanked by display windows (see figure 

3). The entrance was frequently recessed, not only to protect the customer from inclement weather but to increase 

the amount of space in which to display merchandise. In 

some cases an additional side door provided access to the 

upper floors. Thin structural members of cast iron or 

wood, rather than masonry piers, usually framed the 

storefront. The windows themselves were raised off the 

ground by wood, cast iron or pressed metal panels or 

bulkheads; frequently, a transom or series of transoms 

(consisting of single or multiple panes of glass) were 

2 

'U. L . • nall • ••. "" ............ -

Figure 2. These 19th century galvanized iron storefronts could be 

purchased from George L. Mesker & Co . in Evansville, Indiana. 

pediment ________ -;; __ 

cornice - ______ _ 

window sill 

transom 

display window 

pilaster -------

lower window panel 

Figure 3. Become familiar with the architectural features typical 

of historic commercial buildings. A close look at a storefront's 

construction materials, features and relationship to the upper 

stories will help in determining how much of the original facade 

remains. 

This particular storefront is No. 4016 in the George L. Mesker 

and Company catalog of 1905. One of Mesker's most popular 

designs, it featured cast-iron sills, columns and lintels, galvanized 

iron lintel and main cornice, window caps and pediment. 
placed above each window and door. The signboard 

above the storefront (the fascia covering the structural 

beam) became a prominent part of the building. Canvas 

awnings, or in some cases tin or wooden canopies, often 

shaded storefronts of the late 19th century. Iron fronts 

were frequently put onto existing buildings as a way of 

giving them an up-to-date appearance. Except for expanding the display window area to the maximum extent possible and the increasing use of canvas awnings, few major 

technical innovations in storefront design can be detected 

from the 1850's through 1900. 

The first decades of the 20th century saw the growing 

use of decorative transom lights (often using small 

prismatic glass panes) above display windows; in some 

cases, these transoms could be opened to permit air circulation into the store. Electric incandescent lights enabled 

store owners to call attention to their entrance and display 

windows and permitted nighttime shopping. In the 1920's 

and 1930's a variety of new materials were introduced 

into the storefront, including aluminum and stainless steel 

framing elements, pigmented structural glass (in a wide 

variety of colors), tinted and mirrored glass, glass block 

and neon. A bewildering number of proprietary products 

also appeared during this period, many of which went 

into storefronts including Aklo, Vitrolux, Vitrolite, and 

Extrudalite. Highly colored and heavily patterned marble 

was a popular material for the more expensive storefronts 

of this period. Many experiments were made with recessed 

entries, floating display islands, and curved glass. The 

utilization of neon lighting further transformed store signs 

into elaborate flashing and blinking creations. During this 

period design elements were simplified and streamlined; 

transom and signboard were often combined. Signs utilized 

typefaces for the period, including such stylized lettering 

as "Broadway," "Fino" and "Monogram." Larger buildings 

of this period, such as department stores, sometimes had 

fixed metal canopies, with lighting and signs as an integral 

component of the fascia (see figure 4). 

Because commercial architecture responds to a variety 

of factors-environmental, cultural, and economic, 

distinct regional variations in storefronts can be noted. 

Fixed metal canopies supported by guy wires, for example, were common in late 19th and early 20th century 

storefronts in southern states where it was advantageous 

to have shaded entrances all year long. Such a detail was 

less common in the northeast where moveable canvas 

awnings predominated. These awnings could be lowered 

in summer to keep buildings cooler and raised in winter 

when sunlight helps to heat the building. 

Evaluating the Storefront 

The important key to a successful rehabilitation of a 

historic commercial building is planning and selecting 

treatments that are sensitive to the architectural character 

of the storefront. As a first step, it is therefore essential to 

identify and evaluate the existing storefront's construction 

materials; architectural features; and the relationship of 

those features to the upper stores (see figure 5). This 

evaluation will permit a better understanding of the storefront's role in, and significance to, the overall design of 

the building. A second and equally important step in 

planning the rehabilitation work is a careful examination 

of the storefront's physical conditions to determine the extent and nature of rehabilitation work needed (see figure 

6). In most cases, this examination is best undertaken by a 

qualified professional. 

Figure 4. This storefront in New York City designed by Raymond Loewy typifies the streamlined look of the 1930's. Added 

to an earlier buiding, the front utilizes glass, stainless steel and 

neon to make a modern statement. This is a good example of a 

later storefront which has acquired significance and should be retained in any rehabilitation. 

Figure 5. In some cases, as in the storefront on the extreme left, 

it is a simple matter to determine original appearance by looking 

at neighboring storefronts. Removal of the board and batten 

fasciaboard, pent roof, and "colonial" style door, all of which 

could be undertaken at minimal cost, would restore the original 

proportions and lines of the building. Photo: Day Johnston 

Guidelines for Rehabilitating Existing Historic Storefronts 

1. Become familiar with the style of your building and the role 

of the storefront in the overall design. Oon't"earlyup" a front 

Avoid stock "lumberyard colonial" detailing such as coach 

lanterns, mansard overhangings, wood shakes, nonoperable 

shutters, and small paned windows except where they existed 

historically. 

2. Preserve the storefront's character even though there is a 

new use on the interior. If less exposed window area is 

desirable, consider the use of interior blinds and insulating 

curtains rather than altering the existing historic fabric. 

3. Avoid use of materials that were unavailable when the 

storefront was constructed; this includes vinyl and alumirlum 

siding, anodized aluminUJIl, mirrored or tinted glass, artificial 

stone, and brick veneer. 

4. Choose paint colors based on the building's historical 

appearance. In general do not coat surfaces that have never 

been painted. For 19th century storefronts, contrasting colors 

may be appropriate, but avoid too many different colors on a 

single facade. 

3 
Figure 6. Storefronts of the 1940's, 50's, and 60's were frequently 

installed by attaching studs or a metal grid over an early front 

and applying new covering materials. If the existing storefront is 

a relatively recent addition with little or no architectural merit, 

begin by removing the covering materials in several places as 

was done here. If this preliminary investigation reveals evidence 

of an earlier front, such as this cast-iron column, carefully 

remove the later materials to assess the overall condition of the 

historic storefront. The black mastic visible on the lower 

masonry panels was used for installing pigmented structural 

glass. Some attachment methods for modern facings, such as 

mastic or metal lath, may have seriously damaged the original 

fabric of the buiding, and this must be taken into account in the 

rehabilitation process. Photo: Bob Dunn 

The following questions should be taken into consideration in this two-part evaluation: 

Construction Materials, Features, 

and Design Relationships 

Storefront's Construction Materials: What are the construction materials? Wood? Metal? Brick or other 

masonry? A combination? 

Storefront's Architectural Features: What are the various 

architectural features comprising the storefront and how 

are they arranged in relationship to each other? 

• Supporting Columns/Piers: 

What do the columns or piers supporting the storefront look like? Are they heavy or light in appearance? 

Are they flush with the windows or do they protrude? 

Are they all structural elements or are some columns 

decorative? 

• Display Windows and Transoms: 

4 

Are the display windows and transoms single panes 

of glass or are they subdivided? Are they flush with the 

facade or are they recessed? What is the proportion of 

area between the display windows and transom? Are 

there window openings in the base panels to allow 

natural light into the basement? 

• Entrances: 

Are the entrances centered? Are they recessed? Is one 

entrance more prominent than the others? How is the 

primary retail entrance differentiated from other entrances? Is there evidence that new entrances have been 

added or have some been relocated? Are the doors 

original or are they later replacements? 

• Decorative Elements: 

Are there any surviving decorative elements such as 

molded cornices, column capitals, fascia boards, 

brackets, signs, awnings or canopies? Is there a beltcourse, cornice, or fascia board between the first and 

second floor? Are some elements older than others indicating changes over time? 

Storefront's Relationship to Upper Stories: Is there a difference in materials between the storefront and upper 

stories? Were the storefront and floors above it created as 

an overall design or were they very different and unrelated 

to each other? 

It is also worthwhile to study the neighboring commercial buildings and their distinctive characteristics to look for 

similarities (canopies, lighting, signs) as well as differences. 

This can help determine whether the storefront in question 

is significant and unique in its own right and/ or whether 

it is significant as part of an overall commercial streetscape. 

Physical Condition 

Mild Deterioration: Do the surface materials need repair? 

Is paint flaking? Are metal components rusting? Do joints 

need recaulking where materials meet glass windows? 

Mild deterioration generally requires only maintenance 

level treatments. 

Moderate Deterioration: Can rotted or rusted or broken 

sections of material be replaced with new material to 

match the old? Can solid material (such as Carrara glass) 

from a non-conspicuous location be used on the historic 

facade to repair damaged elements? Do stone or brick 

components need repointing? Is the storefront watertight 

with good flashing connections? Are there leaky gutters or 

air conditioner units which drip condensation on the 

storefront? Is caulking needed? Moderate deterioration 

generally requires patching or splicing of the existing elements with new pieces to match the deteriorated element. 

Severe Deterioration: Have existing facing materials 

deteriorated beyond repair through vandalism, settlement, 

or water penetration? Is there a loss of structural integrity? Is the material rusted through, rotted, buckling, 

completely missing? Are structural lintels sagging? Are 

support columns settled or out of alignment? Severe deterioration generally requires replacement of deteriorated 

elements as part of the overall rehabilitaton. 

In evaluating whether the existing storefront is worthy 

of preservation, recognize that good design can exist in 

any period; a storefront added in 1930 may have greater 

architectural merit than what is replaced (see figure 4). In 

commercial historic districts, it is often the diversity of 
styles and detailing that contribute to the character; 

removing a storefront dating from 1910 simply because 

other buildings in the district have been restored to their 

1860's appearance may not be the best preservation approach. If the storefront design is a good example of its 

period and if it has gained significance over time, it 

should be retained as part of the historical evolution of 

the building (this architectural distinctiveness could also 

be an economic asset as it may attract attention to the 

building). 

Deciding a Course of Action 

The evaluation of the storefront's architectural features 

and physical condition will help determine the best course 

of action in the actual rehabilitation work. The following 

recommendations, adapted from the Secretary of the Interior's "Standards for Rehabilitation" and the accompanying interpretive guidelines, are designed to ensure 

that the historic commercial character of the building is 

retained in the rehabilitation process. 

If the original or significant storefront exists, repair and 

retain the historic features using recommended treatments 

(see following sections on rehabilitating metal, wood and 

masonry storefronts as well as the guidelines for rehabilitating existing historic storefronts found on page 3 ). 

If the original or significant storefront no longer exists 

or is too deteriorated to save, undertake a contemporary 

design which is compatible with the rest of the buiding in 

scale, design, materials, color and texture; or undertake 

an accurate restoration based on historical research and 

physical evidence (see section on "Replacement Storefronts"). Where an original or significant storefront no 

longer exists and no evidence exists to document its early 

appearance, it is generally preferable to undertake a contemporary design that retains the commercial "flavor" of 

the building. The new storefront design should not draw 

attention away from the historic building with its detailing 

but rather should respect the existing historic character of 

the overall building. A new design that copies traditional 

details or features from neighboring buildings or other 

structures of the period may give the building a historical 

appearance which blends in with its neighbors but which 

never, in fact, existed. For this reason, use of conjectural 

designs, even if based on similar buildings elsewhere in 

the neighborhood or the availability of different architectural elements from other buildings or structures, is generally not recommended. 

Rehabilitating Metal Storefronts 

Rehabilitating metal storefronts can be a complex and 

time-consuming task. Before steps are taken to analyze or 

treat deteriorated storefronts, it is necessary to know 

which metal is involved, because each has unique properties and distinct preservation treatments. Storefronts 

were fabricated using a variety of metals, including cast 

iron, bronze, copper, tin, galvanized sheet iron, cast zinc, 

and stainless steel. Determining metallic composition can 

be a difficult process especially if components are encrusted with paint. Original architect's specifications 

(sometimes available from permit offices, town halls, or 

records of the original owner) can be important clues in 

this regard and should be checked if at all possible. 

Iron-a magnetic, gray-white malleable metal, readily 

susceptible to oxidation. Cast iron, most commonly found 

in storefronts, is shaped by molds and can withstand great 

compressive loads. Rolled sheet iron, sometimes galvanized 

with zinc, also was used in storefront construction. Stainless steel began to appear in storefronts after 1930. 

Zinc-a medium-hard, bluish-white metal, widely used 

as a protective coating for iron and steel. It is softer than 

iron and is nonmagnetic. 

Copper-a nonmagnetic, corrosion-resistant, malleable 

metal, initially reddish-brown but when exposed to the atmosphere turns brown to black to green. 

Bronze and brass-nonmagnetic, abrasive-resistant 

alloys combining copper with varying amounts of zinc, 

lead, or tin. These copper alloys, more commonly found 

in office buildings or large department stores, range in 

color from lemon yellow to golden brown to green 

depending on their composition and are well suited for 

casting (see figure 7). 

Aluminum-a lightweight, nonmagnetic metal commonly found on storefronts dating from the 1920's and 30's. 

Its brightness and resistance to corrosion has made it a 

popular storefront material in the 20th century. 

Figure 7. Part of a large office building constructed in Washington, D. C. in 1928, this finely detailed bronze storefront is 

typical of many constructed during this period. It should be 

noted that the original grilles, spandrel panel and window above 

are all intact. Photo: David W. Look, AlA 

5 
Repair and Replacement of Metal 

Simply because single components of a storefront need 

repair or replacement should not be justification for 

replacing an entire storefront. Deteriorated metal architectural elements can be repaired by a variety of means, 

although the nature of the repair will depend on the extent of the deterioration, the type of metal and its location, and the overall cost of such repairs. Patches can be 

used to mend, cover or fill a deteriorated area. Such 

patches should be a close match to the original material to 

prevent galvanic corrosion. Splicing-replacement of a 

small section with new material-should be undertaken on 

structural members only when temporary bracing has 

been constructed to carry the load. Reinforcing-or bracing the damaged element with additional new metal 

material-can relieve fatigue or overloading in some situations. 

If metal components have deteriorated to a point where 

they have actually failed (or are missing), replacement is 

the only reasonable course of action. If the components 

are significant to the overall design of the storefront, they 

should be carefully removed and substituted with components that match the original in material, size and 

detailing (see figure 8). 

Figure 8. When the Grand Opera House in Wilmington , Delaware, was rehabilitated, missing cast-iron columns were cast of 

aluminum to match the original; in this particular case, because 

these columns do not carry great loads, aluminum proved to be 

successful substitute. Photo: John G. Waite 

Before going to the expense of reproducing the original, 

it may be useful to check salvage yards for compatible 

components. Missing parts of cast iron storefronts can be 

replaced by new cast iron members that are reproductions 

of the original. New wooden patterns, however, usually 

need to be made if the members are large. This procedure 

tends to be expensive (it is usually impossible to use existing iron components as patterns to cast large elements 

because cast iron shrinks 115 inch per foot as it cools). In 

some situations, less expensive substitute materials such as 

aluminum, wood, plastics, and fiberglass, painted to 

match the metal, can be used without compromising the 

architectural character of the resource. 

Cleaning and Painting 

Cast iron storefronts are usually encrusted with layers of 

paint which need to be removed to restore crispness to the 

details. Where paint build-up and rust are not severe 

6 

problems, handscraping and wire-brushing are viable 

cleaning methods. While it is necessary to remove all rust 

before repainting, it is not necessary to remove all paint. 

For situations involving extensive paint build-up and corrosion, mechanical methods such as low-pressure gentle 

dry grit blasting (80-100 psi) can be effective and economical, providing a good surface for paint. Masonry and 

wood surfaces adjacent to the cleaning area, however, 

should be protected to avoid inadvertent damage from the 

blasting. It will be necessary to recaulk and putty the 

heads of screws and bolts after grit blasting to prevent 

moisture from entering the joints. Cleaned areas should be 

painted immediately after cleaning with a rust-inhibiting 

primer to prevent new corrosion. Before any cleaning is 

undertaken, local codes should be checked to ensure compliance with environmental safety requirements. 

Storefronts utilizing softer metals (lead, tin), sheet metals 

(sheet copper), and plated metals (tin and terneplate) 

should not be cleaned mechanically (grit blasting) because 

their plating or finish can be easily abraded and damaged. 

It is usually preferable to clean these softer metals with a 

chemical (acid pickling or phosphate dipping) method. 

Once the surface of the metal has been cleaned of all corrosion, grease, and dirt, a rust-inhibiting primer coat 

should be applied. Finish coats especially formulated for 

metals, consisting of lacquers, varnishes, enamels or 

special coatings, can be applied once the primer has dried. 

Primer and finish coats should be selected for chemical 

compatibility with the particular metal in question. 

Bronze storefronts, common to large commercial office 

buildings and major department stores of the 20th century, can be cleaned by a variety of methods; since all 

cleaning removes some surface metal and patina, it should 

be undertaken only with good reason (such as the need to 

remove encrusted salts, bird droppings or dirt). Excessive 

cleaning can remove the texture and finish of the metal. 

Since this patina can protect the bronze from further 

corrosion, it should be retained if possible. If it is 

desirable to remove the patina to restore the original surface of the bronze, several cleaning methods can be used: 

chemical compounds including rottenstone and oil, whiting and ammonia, or precipitated chalk and ammonia, 

can be rubbed onto bronze surfaces with a soft, clean 

cloth with little or no damage. A number of commercial 

cleaning companies successfully use a combination of 5 % 

oxalic acid solution together with finely ground India 

pumice powder. Fine glass-bead blasting (or peening) and 

crushed walnut shell blasting also can be acceptable 

mechanical methods if carried out in controlled circumstances under low (80-100 psi) pressure. Care should be 

taken to protect any adjacent wood or masonry from the 

blasting. 

The proper cleaning of metal storefronts should not be 

considered a "do-it-yourself" project. The nature and 

condition of the material should be assessed by a competent professional, and the work accomplished by a company specializing in such work. 

Rehabilitating Wooden Storefronts 

The key to the successful rehabilitation of wooden storefronts is a careful evaluation of existing physical conditions. Moisture, vandalism, insect attack, and lack of 

maintenance can all contribute to the deterioration of 

wooden storefronts. Paint failure should not be mistaken-
ly interpreted as a sign that the wood is in poor condition 

and therefore irreparable. Wood is frequently in sound 

physical condition beneath unsightly paint. An ice pick or 

awl may be used to test wood for soundness-decayed 

wood that is jabbed will lift up in short irregular pieces; 

sound wood will separate in long fibrous splinters. 

Repair and Replacement of Wood 

Storefronts showing signs of physical deterioration can 

often be repaired using simple methods. Partially decayed 

wood can be patched, built up, chemically treated or consolidated and then painted to achieve a sound condition, 

good appearance, and greatly extended life. 

To repair wood showing signs of rot, it is advisable to 

dry the wood; carefully apply a fungicide such as pentachlorophenol (a highly toxic substance) to all decayed 

areas; then treat with 2 or 3 applications of boiled linseed 

oil (24 hours between applications). Afterward, fill cracks 

and holes with putty; caulk the joints between the various 

wooden members; and finally prime and paint the surface. 

Partially decayed wood may also be strengthened and 

stabilized by consolidation, using semi-rigid epoxies which 

saturate porous decayed wood and then harden. The consolidated wood can then be filled with a semi-rigid epoxy 

patching compound, sanded and painted. More information on epoxies can be found in the publication "Epoxies 

for Wood Repairs in Historic Buildings," cited in the 

bibliography. 

Where components of wood storefronts are so badly 

deteriorated that they cannot be stabilized, it is possible to 

replace the deteriorated parts with new pieces (see figure 

9). These techniques all require skill and some expense, 

but are recommended in cases where decorative elements 

such as brackets or pilasters, are involved. In some cases: 

missing edges can be filled and rebuilt using wood putty 

or epoxy compounds. When the epoxy cures, it can be 

sanded smooth and painted to achieve a durable and 

waterproof repair. 

Figure 9. Rather than replace an entire wooden storefront when 

there is only localized deterioration, a new wooden component 

can be pieced-in, as seen here in this column base. The new 

wood will need to be given primer and top coats of a high quality exterior paint-either an oil-base or latex system. Also wood 

that is flaking and peeling should be scraped and hand-sanded 

prior to repainting. Photo: H. Ward landl 

Repainting of Wood 

Wooden storefronts were historically painted to deter the 

harmful effects of weathering (moisture, ultraviolet rays 

from the sun, wind, etc.) as well as to define and accent 

architectural features. Repainting exterior woodwork is 

thus an inexpensive way to provide continued protection 

from weathering and to give a fresh appearance to the 

storefront. 

Before repainting, however, a careful inspection of all 

painted wood surfaces needs to be conducted in order to 

determine the extent of surface preparation necessary, that 

is, whether the existing layers of paint have deteriorated 

to the point that they will need to be partially or totally 

removed prior to applying the new paint. 

As a general rule, removing paint from historic exterior 

woodwork should be avoided unless absolutely essential. 

Once conditions warranting removal have been identified, 

however, paint can be removed to the next sound layer 

using the gentlest method possible, then the woodwork repainted. For example, such conditions as mildewing, excessive chalking, or staining (from the oxidization of 

rusting nails or metal anchorage devices) generally require 

only thorough surface cleaning prior to repainting. Intercoat peeling, solvent blistering, and wrinkling require 

removal of the affected layer using mild abrasive methods 

such as hand scraping and sanding. In all of these cases of 

limited paint deterioration, after proper surface preparation the exterior woodwork may be given one or more 

coats of a high quality exterior oil finish paint. 

On the other hand, if painted wood surfaces display 

continuous patterns of deep cracks or if they are extensively blistering and peeling so that bare wood is visible, 

~he old paint should be completely removed before repaintmg. (It should be emphasized that because peeling to bare 

wood-the most common type of paint problem-is most 

often caused by excess interior or exterior moisture that 

collects behind the paint film, the first step in treating 

peeling is to locate and remove the source or sources of 

moisture. If this is not done, the new paint will simply 

peel off.) 

There are several acceptable methods for total paint 

removal, depending on the particular wooden element involved. They include such thermal devices as an electric 

h~at plate. with scraper for flat surfaces such as siding, 

wmdow SIlls, and doors or an electric hot-air gun with 

profiled scraper for solid decorative elements such as 

gingerbread or molding. Chemical methods playa more 

limited, supplemental role in removing paint from historic 

exterior woodwork; for example, caustic or solvent-base 

strippers may be used to remove paint from window muntins because thermal devices can easily break the glass. 

Detachable wooden elements such as exterior shutters 

balusters and columns, can probably best be stripped 'by 

means of immersion in commercial dip tanks because 

other methods are too laborious. Care must be taken in 

rinsing all chemical residue off the wood prior to painting 

or the new paint will not adhere. 

Finally, if the exterior woodwork has been stripped to 

bare wood, priming should take place within 48 hours 

(unless the wood is wet, in which case it should be permitted to dry before painting). Application of a high 

quality oil type exterior primer will provide a surface over 

which either an oil or latex top coat can be successfully 

used. 

7 
Rehabilitating Masonry Storefronts 

Some storefronts are constructed of brick or stone, and 

like their metal and wooden counterparts, also may have 

been subjected to physical damage or alterations over 

time. Although mortar may have disintegrated, inappropriate surface coatings applied, and openings reduced or 

blocked up, careful rehabilitation will help restore the 

visual and physical integrity of the masonry storefront. 

Repair and Replacement of Masonry 

If obvious signs of deterioration-disintegrating mortar, 

spalling bricks or stone-are present, the causes (ground 

moisture, leaky downspouts, etc.) should be identified and 

corrected. Some repointing may be necessary on the 

masonry surface, but should be limited to areas in which 

so much mortar is missing that water accumulates in the 

mortar joints, causing further deterioration. New mortar 

should duplicate the composition, color, texture, and 

hardness, as well as the joint size and profile of the 

original. Badly spalling bricks may have to be replaced. 

Deteriorated stone may be replaced in kind, or with a 

matching substitute material; in some cases where not 

visually prominent, it may be covered with stucco, possibly scored to resemble blocks of stone. 

Cleaning Masonry 

Inappropriate cleaning techniques can be a major source 

of damage to historic masonry buildings. Historic masonry 

should be cleaned only when necessary to halt deterioration or to remove graffiti and stains, and always with the 

gentlest means possible, such as water and a mild detergent using natural bristle brushes, and/or a non-harmful 

chemical solution, both followed by a low-pressure water 

rinse. 

It is important to remember that many mid-19th century brick buildings were painted immediately or soon 

after construction to protect poor quality brick or to imitate stone. Some historic masonry buildings not originally 

painted were painted at a later date to hide alterations or 

repairs, or to solve recurring maintenance or moisture 

problems. Thus, whether for reasons of historical tradition or practicality, it may be preferable to retain existing 

paint. If it is readily apparent that paint is not historic 

and is a later, perhaps unsightly or inappropriate treatment, removal may be attempted, but only if this can be 

carried out without damaging the historic masonry. Generally, paint removal from historic masonry may be accomplished successfully only with the use of specially formulated chemical paint removers. No abrasive techniques, 

such as wet or dry sandblasting should be considered. If 

non-historic paint cannot be removed without using abrasive methods, it is best to leave the masonry painted, 

although repainting in a compatible color may help 

visually. 

Removing unsightly mastic from masonry presents a 

similarly serious problem. Its removal by mechanical 

means may result in abrading the masonry, and chemical 

and heat methods may prove ineffective, although solvents 

like acetone will aid in sofening the hardened mastic. If 

the mastic has become brittle, a flat chisel may be used to 

pop it off; but this technique, if not undertaken with care, 

may result in damaging the masonry. And even if total 

removal is possible, the mastic may have permanently 

stained the masonry. Replacement of these masonry sec8 

tions marred by mastic application may be one option in 

limited situations; individual pieces of stone or bricks that 

have been damaged by inappropriate alterations may be 

cut out and replaced with new pieces that duplicate the 

original. However, since an exact match will be nearly impossible to achieve, it may be necessary to paint the 

repaired masonry in order to create a harmonious facade. 

Replacement of a large area with new materials may not 

be acceptable as it may give the building a new, nonhistoric appearance inappropriate to the building style and 

period. 

Designing Replacement Storefronts 

Where an architecturally or historically significant storefront no longer exists or is too deterioriated to save, a 

new front should be designed which is compatible with 

the size, scale, color, material, and character of the building. Such a design should be undertaken based on a 

thorough understanding of the building's architecture and, 

where appropriate, the surrounding streetscape (see figure 

10). For example, just because upper floor windows are 

arched is not sufficient justification for designing arched 

openings for the new storefront. The new design should 

"read" as a storefront; filling in the space with brick or 

similar solid material is inappropriate for historic buildings. Similarly the creation of an arcade or other new 

design element, which alters the architectural and historic 

character of the building and its relationship with the 

street, should be avoided. The guidelines on page 8 can 

assist in developing replacement storefront designs that 

respect the historic character of the building yet meet current economic and code requirements. 

Guidelines for Designing Replacement Storefronts 

1. Scale: Respect the scale and proportion of the existing 

building in the new storefront design. 

2. Materials: Select construction materials that are appropriate to the storefronts; wood, cast iron, and glass are 

usually more appropriate replacement materials than 

masonry which tends to give a massive appearance. 

3. Cornice: Respect the horizontal separation between the 

storefront and the upper stories. A cornice or fascia board 

traditionally helped contain the store's sign. 

4. Frame: Maintain the historic planar relationship of the 

storefront to the facade of the building and the streetscape 

(if appropriate). Most storefront frames are generally 

composed of horizontal and vertical elements. 

S. Entrances: Differentiate the primary retail entrance 

from the secondary access to upper floors. In order to 

meet current code requirements, out-swinging doors 

generally must be recessed. Entrances should be placed 

where there were entrances historically, especially when 

echoed by architectural detailing (a pediment or projecting 

bay) on the upper stories. 

6. Windows: The storefront generally should be as transparent as possible. Use of glass in doors, transoms, and 

display areas allows for visibility into and out of the 

store. 

7. Secondary Design Elements: Keep the treatment of 

secondary desisn elements such as graphics and awnings 

as simple as possible in order to avoid visual clutter to the 

building and its streetscape. 
Figure 10. (A) This existing storefront, added in the 1950'5 to a late 19th century brick building, extends beyond the plane of the 

facade; faced with anodized aluminum and permastone, it does not contribute to the architectural and historic character of the 

building. (B) This replacement design uses "lumberyard colonial" detailing, such as barn-type doors, shutters, small paned windows, and a wood shake pent roof. The design, detailing, and choice of materials are clearly inappropriate to this commercial 

building. (C) This replacement design retains the 1950'5 projecting canopy but symmetrical placement of the doors relates well to 

the second floor windows above; this contemporary design is compatible with the scale and character of the building. (D) This 

replacement design accurately restores the original appearance of the building; based on historical research and physical evidence, 

it too is an acceptable preservation approach. Drawings: Sharon C. Park, AlA 

A restoration program requires thorough documentation of the historic development of the building prior to 

initiating work. If a restoration of the original storefront 

is contemplated, old photographs and prints, as well as 

physical evidence, should be used in determining the form 

and details of the original. Because storefronts are particularly susceptible to alteration in response to changing 

marketing techniques, it is worthwhile to find visual documentation from a variety of periods to have a clear understanding of the evolution of the storefront. Removal of 

later additions that contribute to the character of the 

building should not be undertaken. 

Other Considerations 

Pigmented Structural Glass 

The rehabilitation of pigmented structural glass storefronts, common in the 1930's, is a delicate and often 

frustrating task, due to the fragility and scarcity of the 

material. Typically the glass was installed against 

masonry walls with asphaltic mastic and a system of 

metal shelf angles bolted to the walls on three-foot 

centers. Joints between the panels were filled with cork 

tape or an elastic joint cement to cushion movement and 

prevent moisture infiltration. 

The decision to repair or replace damaged glass panels 

should be made on a case-by-case basis. In some instances, the damage may be so minor or the likelihood of 

finding replacement glass so small, that repairing, reanchoring and/ or stabilizing the damaged glass panel may 

be the only prudent choice. If the panel is totally 

destroyed or missing, it may be possible to replace with 

glass salvaged from a demolition; or a substitute material, 

such as "spandrel glass," which approximates the appearance of the original. Although pigmented structural 

glass is no longer readily available, occasionally longestablished glass "jobbers" will have a limited supply to 

repair historic storefronts. 

Awnings 

Where based on historic precedent, consider the use of 

canvas awnings on historic storefronts (see figure 11). 

Awnings can help shelter passersby, reduce glare, and 

conserve energy by controlling the amount of sunlight hitting the store window, although buildings with northern 

exposures will seldom functionally require them. Today's 

canvas awnings have an average life expectancy of between 

4 and 7 years. In many cases awnings can disguise, in an 

inexpensive manner, later inappropriate alterations and 

can provide both additional color and a strong store identification. Fixed aluminum awnings and awnings simulating mansard roofs and umbrellas are generally inappropriate for older commercial buildings. If awnings are 

added, choose those that are made from soft canvas or 

vinyl materials rather than wood or metal; be certain that 

they are installed without damaging the building or 

visually impairing distinctive architectural features and 

can be operable for maximum energy conservation effect. 

Figure 11. Try to locate old photographs or prints to determine 

what alterations have been made to the storefront and when 

they were undertaken. Awnings were common elements of storefronts at the turn of the century. They can be equally useful 

today. 

9 
Signs 

Signs were an important aspect of 19th and early 20th 

century storefronts and today play an important role in 

defining the character of a business district. In examining 

historic streetscape photographs, one is struck by the 

number of signs-in windows, over doors, painted on exterior walls, and hanging over (and sometimes across) the 

street. While this confusion was part of the character of 

19th century cities and towns, today's approach toward 

signs in historic districts tends to be much more conservative. Removal of some signs can have a dramatic effect in 

improving the visual appearance of a building; these include modern backlit fluorescent signs, large applied signs 

with distinctive corporate logos, and those signs attached 

to a building in such a way as to obscure significant architectural detailing. For this reason, their removal is encouraged in the process of rehabilitation. If new signs are 

designed, they should be of a size and style compatible 

with the historic building and should not cover or obscure 

significant architectural detailing or features. For many 

19th century buildings, it was common to mount signs on 

the lintel above the first story. Another common approach, 

especially at the turn of the century, was to paint signs 

directly on the inside of the display windows. Frequently 

this was done in gold leaf. New hanging signs may be appropriate for historic commercial buildings, if they are of 

a scale and design compatible with the historic buildings. 

Retention of. signs and advertising painted on historic 

walls, if of historic or artistic interest (especially where 

they provide evidence of early or original occupants), is 

encouraged. 

Paint Color 

Paint analysis can reveal the storefront's historic paint 

colors and may be worth undertaking if a careful restoration is desired. If not, the paint color should be, at a 

minimum, appropriate to the style and setting of the 

building. This also means that if the building is in a 

historic district, the color selection should complement the 

building in question as well as other buildings in the 

block. In general, color schemes for wall and major 

decorative trim or details should be kept simple; in most 

cases the color or colors chosen for a storefront should be 

used on other painted exterior detailing (windows, shutter, cornice, etc.) to unify upper and lower portions of the 

facade. 

Windows 

Glass windows are generally the most prominent features 

in historic storefronts, and care should be taken to ensure 

that they are properly maintained. For smaller paned windows with wooden frames, deteriorated putty should be 

removed manually, taking care not to damage wood 

along the rabbet. To reglaze, a bead of linseed oil-based 

putty should be laid around the perimeter of the rabbet; 

the glass pane pressed into place; glazing points inserted 

to hold the pane; and a final seal of putty beveled around 

the edge of the glass. For metal framed windows, glazing 

compound and special glazing clips are used to secure the 

glass; a final seal of glazing compound then is often applied. If the glass needs replacing, the new glass should 

match the original in size, color and reflective qualities. 

Mirrored or tinted glass are generally inappropriate 

10 

replacements for historic storefronts. The replacement of 

cracked or missing glass in large windows should be 

undertaken by professional glaziers. 

Code Requirements 

Alterations to a storefront called for by public safety, 

handicapped access, and fire codes can be difficult design 

problems in historic buildings. Negotiations can be undertaken with appropriate officials to ensure that all applicable codes are being met while maintaining the historic 

character of the original construction materials and features. If, for instance, doors opening inward must be 

changed, rather than replace them with new doors, it may 

be possible to reverse the hinges and stops so that they 

will swing outward. 

Summary 

A key to the successful rehabilitation of historic commercial buildings is the sensitive treatment of the first floor 

itself (see figure 12). Wherever possible, significant storefronts (be they original or later alterations), including 

windows, sash, doors, transoms, signs and decorative features, should be repaired in order to retain the historic 

character of the building. Where original or early storefronts no longer exist or are too deteriorated to save, the 

commercial character of the building should nonetheless 

be preserved-either through an accurate restoration based 

on historic research and physical evidence or a contemporary design which is compatible with the scale, design, 

materials, color and texture of the historic building. The 

sensitive rehabilitation of historic storefronts will not only 

enhance the architectural character of the overall building 

but will contribute to rejuvenating neighborhoods or business districts as well. 

, ' 

! 

Figure 12. This photograph of three late 19th century commercial buildings clearly shows the impact of preserving and rehabilitating storefronts. The one on the right has been totally 

obscured by a "modern" front added in the 1950's. Although 

inappropriate alterations have taken place on the left storefront, 

it is still possible to determine the original configuration of the 

doors and display windows. The storefront in the middle has remained intact. Although in need of some minor maintenance 

work, the appeal of the original design and materials is immediately apparent. 
Additional Reading 

Bryan, John M. and the Triad Architectural Associates. Abbeville, South 

Carolina: Using Grant-in-Aid Funds for Rehabilitation Planning 

and Project Work in the Commercial Town Square. Washington, D.C.: Technical Preservation Services Division, U.S. 

Department of the Interior, 1980. 

Gayle, Margot and Edmund V. Gillon, Jr. Cast Iron Architecture in New 

York. New York: Dover Publications, Inc., 1971. 

Gayle, Margot and David W. Look and John G. Waite. Metals in America's Historic Buildings: Uses and Preservation Treatmen ts. 

Washington, D.C.: Technical Preservation Services Division, 

U.S. Department of the Interior, 1980. 

Gelbloom, Mara. "Old Storefronts." The Old-House Journal VI, No . 3 

(March 1978), pp. 25-34. 

Grimmer, Anne E. "Dangers of Abrasive Cleaning to Historic Buildings." 

(Preservation Briefs 6). Washington, D.C. : Technical Preservation Services Division, U.S. Department of the Interior, 1979. 

::;uthrie, Susan. Main Street Historic District, Van Buren, Arkansas: 

Using Grant-in-Aid Funds for Storefront Rehabilitation. Washington, D.C. : Technical Preservation Services Division, U.S. 

Department of the Interior, 1980. 

Hartmann, Robert R. "Design for the Business District, Part I." Racine, 

Wisconsin: Racine Urban Aesthetics, Inc., 1979. 

Hensley, Tom. 'The Preservation of Historic Pigmented Structural Glass 

(Vitrolite and Carra'ra Glass)." Denver: Rocky Mountain 

Regional Office, National Park Service, 1981. 

Marsh, Ellen. "An Introduction to Storefront Rehabilitation." Conserve 

Neighborhoods, No. 7 (Summer 1979). 

Mintz, Norman. "A Practical Guide to Storefront Rehabilitation." Technical Series No. 2.: Albany, N.Y.: Preservation League of New 

York State, 1977. 

Myers, John H. The Repair of Historic Wooden Windows. (Preservation 

Briefs 9). Washington, D.C. : Technical Preservation Services 

Division, U.S. Department of the Interior, 1980. 

Park, Sharon C. Storefront Rehabilitation: A 19th Century Commercial 

Building. Washington, D.C. : Technical Preservation Services 

Division, U.S. Department of the Interior, 1980. 

Phillips, Morgan W . and Dr. Judith E. Selwyn. "Epoxies for Wood 

Repairs in Historic Buildings." Washington, D.C. : Technical 

Preservation Services Division, U.S. Department of the Interior, 

1978. 

Rifkind, Carole. Main Street: The Face of Urban America. New York: 

Harper and Row, 1977. 

The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. Washington, D.C.: 

Technical Preservation Services Division, U.S. Department of 

the Interior, 1980. 

Weeks, Kay D. and David W. Look. "Exterior Paint Problems on Historic 

Woodwork. " (Preservation Briefs 10). Washington, D.C.: Technical Preservation Services, U.S. Department of the Interior, 

1982. 

Special thanks go to Kay D. Weeks and Sharon C Park, AlA, for providing technical and editorial direction in the development of this Preservation Brief. The 

following individuals are also to be thanked for reviewing the manuscript and making suggestions: Norman Mintz, New York, N.Y.; Judith Kitchen, Columbus, Ohio; 

Jim Vaseff, Atlanta, Georgia,; and Tom Moriarity, Washington, D.C Finally 

thanks go to Technical Preservation Service Branch staff members, especially 

Martha A. Gutrick, Michael J. Auer and Anne E. Grimmer, whose valuable comments were incorporated into the final text and who contributed to the publication 

of the brief. 

This publication has been prepared pursuant to the Economic Recovery Tax Act 

of 1981 which directs the Secretary of the Interior to certify rehabilitations of 

historic buildings that are consistent with their historic character; the advice and 

guidance provided in this brief will assist property owners in complying with the requirements of this law. 

Preservation Briefs 11 has been developed under the technical editorship of Lee 

H. Nelson, AlA, Chief, Preservation Assistance Division, National Park Service, 

U.S. Department of the Interior, Washington, D.C 20240. Comments on the usefulness of this information are welcomed and can be sent to Mr. Nelson at the 

above address. 

This publication is not copyrighted and can be reproduced without penalty. 

Normal procedures for credit to the author and the National Park Service are 

appreciated. 

Cover drawing: This woodcut of the Joy Building, built in 1808 in Boston, shows 

early storefronts with shutters; note the profusion of signs covering the facade, 

advertising the services of the tenants. 

September 1982 

For sale by the Superintendent of Documents, U.S. Government Printing Office 

Washington, D.C. 20402 

11