43PRESERVATION 

BRIEFS 

The Preparation and Use of 

Historic Structure Reports 

Deborah Slaton 

National Park Service 

U.S. Department of the Interior 

A historic structure report provides documentary, 

graphic, and physical information about a property's 

history and existing condition. Broadly recognized as 

an effective part of preservation planning, a historic 

structure report also addresses management or owner 

goals for the use or re-use of the property. It provides 

a thoughtfully considered argument for selecting 

the most appropriate approach to treatment, prior to 

the commencement of work, and outlines a scope of 

recommended work. The report serves as an important 

guide for all changes made to a historic property during 

a project-repair, rehabilitation, or restoration-and can 

also provide information for maintenance procedures. 

Finally, it records the findings of research and 

investigation, as well as the processes of physical work, 

for future researchers. 

Figure 1. In the 

introduction to the 

first historic structure 

report in this country, 

Charles E. Peterson 

of the National Park 

Service wrote in 

1935 "any architect 

who undertakes the 

responsibility of working over a fine old 

building should feel 

obligated to prepare 

a detailed report of 

his findings for the 

information of those 

who will come to 

study the structure in 

future years." Since 

then, thousands of historic structure reports 

(HSRs) have been 

prepared to help guide 

work on historic properties. Photo: National 

Parks and Conservation Association. 

A historical "first." The first historic structure report 

prepared in the United States, The Moore House: The Site 

of the Surrender- Yorktown, was written by Charles E. 

Peterson of the National Park Service in the early 1930s 

(Fig. 1). In the decades since the Moore House report 

was completed, preservation specialists commissioned 

by owners and managers of historic properties have 

prepared thousands of reports of this type. Similar 

studies have also been used for many years as planning 

tools in France, Canada, Australia, and other countries, 

as well as in the United States. Although historic 

structure reports may differ in format depending upon 

the client, the producer of the report, the significance of 

the structure, treatment requirements, and budgetary 

and time restrictions, the essential historic preservation 

goal is the same. 

Just as an art conservator would not intervene 

in the life of an artistic artifact before 

obtaining a thorough knowledge of its history, 

significance, and composition, so those engaged 

in the preservation of buildings ... should 

proceed only from a basis of knowledge. Too 

often in the past, the cultural integrity of 

countless buildings . .. has been compromised 

by approaches to restorations grounded on 

personal whim, willful romanticism, and 

expedient notions of repair . ... The preparation 

of a historic structure report is the first step in 

adopting a disciplined approach to the care of a 

historic building. 1 

In response to the many inquires received on the 

subject, this Preservation Brief will explain the purpose 

of historic structure reports, describe their value to the 

preservation of significant historic properties, outline 

how reports are commissioned and prepared, and 

recommend an organizational format. The National Park 

Service acknowledges the variations that exist in historic 

1 
structure reports and in how these reports address the 

specific needs of the properties for which they have 

been commissioned. Thus, this Brief is written primarily 

for owners and administrators of historic properties, 

as well as architects, architectural historians, and other 

practitioners in the field, who have limited experience 

with historic structure reports. It also responds to the 

requests of practitioners and owners to help define the 

scope of a historic structure report study. 

Guiding the Treatment of 

Significant Historic Properties 

A historic structure report is generally commissioned by 

a property owner for an individual building and its site 

that has been designated as historically or architecturally 

significant, particularly buildings open to the public, 

such as state capitols, city halls, courthouses, libraries, 

hotels, theaters, churches, and house museums (Fig. 2). 

It is certainly possible, but is less common, to prepare a 

historic structure report for a privately owned residence. 

Besides the building itself, a historic structure report 

may address immediate site or landscape features, as 

well as items that are attached to the building, such 

as murals, bas reliefs, decorative metalwork, wood 

paneling, and attached floor coverings. Non-attached 

items, including furniture or artwork, may be discussed 

in the historic structure report, but usually receive indepth coverage in a separate report or inventory. One 

significant property may include multiple buildings, for 

example, a house, barn, and outbuildings; thus, a single 

historic structure report may be prepared for several 

related buildings and their site. 

Historic structure reports can be prepared for other 

historic resource types as well, including bridges, 

canals, ships, mines, and locomotives, which are 

categorized as structures by the National Register 

of Historic Places; sculpture and monuments, which 

are categorized as objects; and college campuses and 

industrial complexes, which are categorized as districts 

(Fig. 3). For battlefields, gardens, designed landscapes, 

and cemeteries, which are categorized as sites, parallel 

evaluation and investigation is usually undertaken 

through a separate document called a cultural landscape 

report. 

Figure 2. Historic structure reports are prepared for many types of structures with various intended uses. Examples include courthouses and state 

capitols still serving their historic function (upper left, Wisconsin State Capitol, Madison); significant properties that are to be rehabilitated and 

adaptively reused (center left, New York Merchants' Exhange, from former bank headquarters to hotel); and properties that are to be restored as house 

museums (lower left, Willa Cather Childhood Home, Red Cloud, Nebraska). The scope of such studies includes the interior as well as exterior of the 

historic structure (lower right, Stanley Field Hall, Field Museum, Chicago). Photos: upper and lower left, Wiss, Janney, Elstner Associates, Inc.; 

center left, Jan Hird Pokorny Associates, Inc.; lower right, McGuire Igleski & Associates, Inc. 

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Figure 3. The University of Vermont has more than thirty contributing buildings in four historic districts listed in the National Register 

of Historic Places. The Campus Master Plan recognizes a commitment to respect and maintain the historic integrity of these facilities. 

Historic structure reports are available for many of the University's 

historic structures. Photo: University of Vermont Historic Preservation Program. 

A team approach. With such an array of subject 

matter, it is not surprising that preparation of a historic 

structure report is almost always a multi-disciplinary 

task. For a small or simple project, the project team 

may include only one or two specialists. For a complex 

project, a team may involve historians, architectural 

historians, archeologists, architects, structural engineers, 

mechanical engineers, electrical engineers, landscape 

architects, conservators, curators, materials scientists, 

building code consultants, photographers, and other 

specialists. The disciplines involved in a specific 

historic structure report reflect the key areas or issues 

to be addressed for the particular property. The 

project leader or designated principal author for the 

report is responsible for coordinating and integrating 

the information generated by the various disciplines. 

Designation of a principal author may depend on the 

Figure 4. For small or simple projects, the project team may include 

only one or two specialists while complex projects may involve a large 

number of investigators and specialists. For example, evaluation 

of this barn may primarily involve a historian, an architectural 

conservator, and a structural engineer. Photo: Wiss, Janney, Elstner 

Associates, Inc. 

Value of the Historic Structure Report 

The completed historic structure report is of value in 

many ways. It provides: 

• A primary planning document for decisionmaking about preservation, rehabilitation, 

restoration, or reconstruction treatments 

• Documentation to help establish significant 

dates or periods of construction 

• A guide for budget and schedule planning for 

work on the historic structure 

• A basis for design of recommended work 

• A compilation of key information on the history, 

significance, and existing condition of the 

historic structure 

• A summary of information known and 

conditions observed at the time of the survey 

• A readily accessible reference document for 

owners, managers, staff, committees, and 

professionals working on or using the historic 

structure 

• A tool for use in interpretation of the structure 

based on historical and physical evidence 

• A bibliography of archival documentation 

relevant to the structure 

• A resource for further research and investigation 

• A record of completed work 

goals of the historic structure report and on which 

disciplines are emphasized in the study. 

Benefits for large-scale and long-term projects. In the 

development of any historic structure report, the scope 

of work and level of detail are necessarily adjusted to 

meet the requirements of a particular project, taking into 

account the property's significance, condition, intended 

use, and available funding. This does not mean 

that every significant historic property requires-or 

receives-a comprehensive investigation and detailed 

report. Some historic structure reports are of very 

limited scope. It may be necessary for a project to 

proceed without a historic structure report, either 

because of the cost of the report or a perceived need to 

expedite the work. 

Most large-scale or long-term work projects would 

benefit greatly from the preparation of such a 

report-and not only from the value of the report as 

an efficient planning tool. (See box above.) If work 

proceeds without a historic structure report to guide 

it, it is possible that physical evidence important to 

understanding the history and construction of the 

structure may be destroyed or that inappropriate 

changes may be made. The preparation of a report 

prior to initiation of work preserves such information 

for future researchers. Even more importantly, prior 

3 
Figure 5. At the Hudson Opera House, a multi-arts center in 

Hudson, New York, the historic structure report was prepared 

incrementally. The first phase of the report focused on assessment and 

recommendations for repair of the roofing, the most critical issue in 

preservation of the building. Photo: Gary Schiro. 

preparation of a report helps ensure that the history, 

significance, and condition of the property are 

thoroughly understood and taken into consideration in 

the selection of a treatment approach and development 

of work recommendations. One of the goals of a historic 

structure report is to reduce the loss of historic fabric or 

significance and to ensure the preservation of the historic 

character of the resource. 

When to Prepare the Report 

Optimal first phase. The historic structure report is an 

optimal first phase of historic preservation efforts for 

a significant building or structure, preceding design 

and implementation of preservation, rehabilitation, 

restoration, or reconstruction work. Information 

contained in the report documents existing conditions 

and serves as a basis for proposing physical changes. 

As additional information is learned relevant to the 

history of the building, and as work on the historic 

structure is implemented, the report can be amended 

and supplemented. 

The length of time required to prepare a historic 

structure report and the budget established for its 

development will vary, depending on the complexity 

of the project, the extent and availability of archival 

documentation, and to what extent work has already 

been performed on the building. If the scope of a 

historic structure report for a simple building is limited 

to a brief overview of historic significance, a walkthrough condition assessment, and general treatment, 

the study and report may be completed within a few 

months' time by an experienced investigator. On 

the other hand, a historic structure report for a larger 

building with numerous past alterations and substantive 

problems will require extensive research and on-site 

study by a multidisciplinary team. This type of report 

can often take up to two years to complete. 

4 

Determining the Scope of Work 

The following questions should be answered to 

determine the scope of work required for the study: 

• Is the building'S history well understood? 

• Has the period of significance been established? 

• Does the building represent a variety of periods 

of construction, additions, and modifications, 

not all of which may be significant? 

• What archival documentation is available? 

• Does the building have physical problems that 

require repair? What construction materials 

and systems are known to exhibit distress or 

deterioration? 

• Does the building have code or functional 

problems that interfere with its use? 

• Is the building in use? Is a new or more 

intensive use planned? 

• Is funding available to commission the report 

needed to address these requirements? If not, 

can the scope of the report be reduced to answer 

critical questions in a limited report? 

• Has the time frame for the overall project been 

established? 

Incremental preparation. If budgetary constraints 

preclude completing the historic structure report as 

one project, it can be prepared incrementally (Fig. 5). 

The work recommendations should not be developed 

or implemented prior to completion of research and 

investigation, except for emergency stabilization to 

prevent immediate failure or damage, or temporary 

measures to address critical health and safety issues. 

A partial historic structure report can be completed in 

preparation for anticipated work that must be initiated 

to preserve or protect the building. This type of report 

includes analysis of only those building elements and 

systems that may be affected by the proposed work, 

and involves only the specialists needed to address the 

types of investigation and work planned. For example, 

research and documentation of existing interior finishes 

may be required before undertaking localized structural 

stabilization that will require removal of interior 

materials. 

In undertaking such work prior to the completion of a 

historic structure report, caution should be taken not to 

alter or unnecessarily remove changes to the building 

that had occurred over time. The completed report may 

conclude that such changes to the building may have 

acquired significance in their own right and therefore 

merit preservation. 

Documenting past work. Sometimes a historic structure 

report is initiated when repair or restoration work 

on the historic building has already been completed. 

Although it is always recommended that the study be 

done prior to new work, in this case, the report needs 
to document-as fully as possible-the condition 

and appearance of materials, elements, and spaces as 

they existed prior to the work performed. The extent 

to which this can be achieved depends on the quality 

of archival documentation available and physical 

recording undertaken prior to the completed work. 

The report should describe the nature and extent of the 

past repair or restoration work, and, if possible, should 

also document research performed, reasons for design 

decisions made, and the construction process for the 

work already completed on the structures. 

Commissioning a Report 

Commissioning a historic structure report requires 

answering a series of questions to establish the scope of 

work. (See sidebar.) The goals of the report need to be 

defined and the report should be designed to support 

planning for the future of the historic structure. This 

effort may involve gathering information to answer 

questions about what is significant about the building 

and site; what uses are appropriate for the building, or 

whether existing uses need to be modified; what known 

conditions require repair and whether those repairs are 

urgent; and what short-term and long-term goals need 

to be addressed. Finally the available budget for the . 

historic structure report project should be established 

before a request for proposals is issued. 

The procedures for preparing a historic structure report 

and the outline of report content and organization can 

serve as the basis to develop a scope of work for the 

study and also to solicit proposals for a report that 

reflects the requirements of the specific structure, and, of 

course, the available budget. Although the request for 

proposals should always establish such a scope of work, 

firms may be invited to suggest adjustments to the scope 

of work based on their past experience. The request 

for proposals should require a qualifications submittal 

from each proposer. This submittal should include 

resumes for the principal investigators and a description 

of experience in preparing historic structure reports or 

similar studies, as well as experience with buildings 

of similar type, age, and construction to the subject of 

the study. References and samples of work may be 

requested from the proposer as part of this submittal. 

An interview with one or more candidates is highly 

recommended, both so that the proposers can present 

their project approach and qualifications, and so that 

the client can ask questions in response to the submitted 

proposal. 

How Much Will It Cost? 

The cost of undertaking a historic structure report is 

determined by numerous factors, some of which may 

be unique to a particular property. Common to most 

projects, however, are seven factors that help determine 

the cost of a report: 

1. The level of significance of the property will certainly 

influence the cost. That is, a property that is nationally 

significant would likely require a greater effort than a 

property that is only locally significant. 

Figure 6. Historical photographs are an invaluable aid and time saver in establishing a building's original construction and evolution; in guiding 

the replication of missing features; and even in understanding existing material deterioration. The availability of information, such as archival 

photographs, surviving original architectural drawings, or HABS documentation, has a direct bearing on the cost of preparing a historic structure 

report. In this circa 1890 photo of the Rancho San Andres Castro Adobe, the "lumbering up" on the south end is a character-defining feature of 

adobe construction, rarely seen today. Photo: Historic photograph from the Historic Structure Report for Rancho San Andres Adobe by Edna 

Kimbro, State Historian, California State Parks, Monterey District. 

5 
2. The treatment and use for which the historic structure 

report information provides a basis is an important cost 

consideration. If the decision is reached to maintain a 

building in its current form, the level of effort required 

in preparing a historic structure report would be less 

than where the intended treatment is a comprehensive 

restoration. A change in building use likewise may 

increase the level of effort; for example, the additional 

work involved in addressing different building code 

provisions. 

3. The availability of information about the historic 

resource has a direct bearing on costs. Some historic 

structures are well researched, and drawings may have 

been prepared to exacting standards, while others may 

require considerable original research and investigation 

to establish the evolution of the structure (Fig. 6). 

On occasion, a property owner's in-house staff or 

volunteers may undertake further research in advance 

of a contracted study as a way to reduce the cost of the 

report. 

4. The location of and access to a historic building is a 

cost factor for some studies. A property in a remote 

mountain location can involve high travel costs relative 

to properties in or near an urban area. A structure 

requiring special techniques for exterior physical 

inspection would involve higher access costs than a 

small residential structure (Fig. 7). 

Figure 7. Numerous factors influence the cost of preparing a 

historic structure report including the level of significance, size, 

and complexity of the property; required treatment and use; existing 

condition; and the location and access to the structure. Historic 

structure reports were prepared for several small lighthouses along 

the Oregon coast, including the Coquille River Lighthouse, shown 

here. Photo: Wiss, Janney, Elstner Associates, Inc. 

6 

Collecting Information for the Report 

A typical study involves: 

• Preliminary walk through 

• Research and review of archival 

documentation 

• Oral histories 

• An existing condition survey (including 

exterior and interior architectural elements, 

structural systems, mechanical and electrical 

systems, etc.) 

• Measured drawings following the Secretary of 

the Interior's Standards and Guidelines for 

Architectural and Engineering Documentation 

• Record photography 

• Selected materials studies (e.g., mortar 

analysis, finishes analysis, etc.) 

• Evaluation of significance 

• Discussion with the owner and users about 

current and future intended uses for the 

structure 

• Selection and rationale for the most appropriate 

treatment approach (preservation, 

rehabilitation, restoration, or reconstruction) 

• Development of specific work 

recommendations 

5. The size and architectural character of a property 

affect the time required to prepare a historic structure 

report. A simple four-room vernacular structure would 

usually involve less effort than a complicated high-style 

courthouse with many significant spaces. 

6. The physical condition of the structure and also the 

extent of physical fabric that is accessible for study will be 

cost determinants as well. Obviously, a property in 

good condition is usually less problematic than one in a 

deteriorated state. For a structure that was continuously 

occupied and where alterations cover earlier fabric, the 

opportunity to extract information from physical fabric 

dating to early periods may be limited without extensive 

removals that are usually beyond the scope of the 

historic structure report study. Even where buildings 

are vacant, there are instances where certain physical 

investigations may need to be limited because of the 

destructive impact that will occur to historic fabric. 

7. The type of final report that is required can 

Significantly affect the cost of the project, but is an area 

where costs can readily be controlled. Historic structure 

reports do not necessarily need to be professionally 

bound and printed. In-house desktop publishing has 

become commonplace, and a formal work product 

can often be obtained without excessive costs. Overly 

sophisticated printing and binding efforts represent 

a misplaced funding allocation for most historic 
properties. There are distinct advantages to having a 

report prepared in an appropriate electronic form, thus 

reducing the number of hard copies and facilitating 

future updates and additions to the report. For most 

properties where historic structure reports are prepared, 

ten or so hard copies should suffice. Providing one 

copy of the report in a three-ring binder is a helpful and 

inexpensive way to furnish the owner with a "working" 

copy of the document. 

Suggested steps for collecting information prior to 

configuring the data into the actual report are as follows: 

Preliminary walk through. A preliminary walk 

through of the building and its site with the owner or 

site manager, appropriate building staff representatives, 

and key members of the historic structure report team is 

important to review the project scope of work. During 

the walk through, a brief review of existing conditions 

can be performed to highlight user concerns and gather 

information about distress and deterioration observed. 

Building staff may also be able to provide information 

on recent repairs, current maintenance procedures, and 

specific areas of active deterioration. A brief review of 

existing documentation available on site is also useful. 

Site personnel may be able to recommend additional 

archival resources. 

Historical research. Archival research should be 

directed toward gathering information on the building's 

history, original construction and later modifications, 

occupancies, and uses over time (Fig. 8). Research 

for the report is not intended to produce a large 

compendium of historical and genealogical material, 

but rather selected information necessary to understand 

the evolution of the structure, its significance, and 

justification for the treatment selected. For significant 

sites where other types of studies such as archeological 

investigations or a cultural landscape report have been 

completed or are underway, coordination is required to 

ensure that research information is shared and that the 

research effort is not duplicated. 

If a National Register nomination or other inventory has 

already been completed for the building and its site, the 

bibliography ·of that document may suggest possible 

sources for further research. In addition, a completed 

National Register nomination can serve as a starting 

point for development of the historic structure report 

sections on history and significance, and can be included 

in the appendix of the report. 

Public and university libraries, and state and local 

historical societies, are likely sources of relevant 

materials. Municipal records collections often contain 

deed and building permit information that is useful in 

developing a chronology of ownership and construction. 

Architectural, engineering, and construction documents, 

shop drawings, repair documents, and maintenance 

records are valuable sources of information. The original 

Figure 8. Historical research is directed toward gathering information 

on a structure's history, original construction and later modifications, 

occupancies, and uses over time. Research may range from national 

repositories such as the Library of Congress to local collections or 

private family records. Old newspapers, architectural journals, and 

even manufacturing trade catalogs can be surprising sources of 

historical accounts and illustrations. This circa 1902 photograph of 

New York's Flatiron Building is of the construction in progress; such 

photographs are useful in understanding building chronology as well 

as concealed conditions of as-built construction such as building 

framing. Photo: Library of Congress, LC-D401-14278. The interior 

photograph of the former Bemir Drug Store in Rochester, New York, 

showcases a rubber tile floor as illustrated in a 1925 publication by 

the United States Rubber Company. 

7 
drawings and specifications, if extant, may be kept at 

the archives of the historic building but may also have 

been retained by the firm that designed the building or 

successor firms. Building records and other archival 

documentation may have remained with the structure or 

site, with previous owners, or with related properties. 

Historic photographs are invaluable in developing a 

chronology of building changes and in determining 

the character and detailing of missing elements (Fig 

9). Photographs in private collections, not intended 

as formal documentation, can often be useful. For 

example, family photographs taken outdoors can 

document a building that appears in the background. 

Renderings and paintings can also be useful, but these 

images must be carefully analyzed and compared with 

other information to ensure accurate interpretation. 

Correspondence and oral histories can be important 

additions to the overall information, but may be 

unreliable and should be confirmed, when possible, 

by comparison with photographic documentation and 

physical evidence. 

Fire insurance maps, such as Sanborn maps, can provide 

information on type of construction materials. When 

maps from different years are available, these can be 

useful in developing a chronology of additions and other 

changes to the structure. 

Existing condition survey. A survey is performed to 

document physical spaces and elements, and to assess 

the current condition of building materials and systems. 

In conjunction with historical research, the condition 

survey helps determine the historic integrity of a 

structure. The survey and inspection should address the 

building's exterior and interior materials, features and 

- r--+lr- Location of bulkhead 

Figure 10. Archeological studies may be valuable in uncovering 

important evidence of changes to a historic structure. Following 

historical research and after several archeological soil probes, a 

decision was made to excavate an area in front of a mid-nineteenth 

century fireplace, revealing the original dirt floor and hearth 

undetected by earlier restoration efforts. Photo: Kaaren Staveteig, 

National Park Service. 

finishes; structural systems; interior spaces; mechanical, 

electrical, and plumbing systems; and fire detection and 

security systems. Further study may be required such 

as non-intrusive or intrusive investigation, field testing, 

sample removal, and laboratory testing and analysis of 

materials. 

+~~ bulkhead 

UNCLE JOE F't-K)TO SHOWING LOCATION Of BEAM IN PlAN AND ELEVATION 

Figure 9. A CADD perspective analysis facilitated study of the location of a long removed interior bulkhead wall. The bulkhead appears in a 

historic exterior photograph of a man seated in the door entrance to a mid-nineteenth century plantation dependency. Drawing: John Volz & 

Associates, Inc.; historic photo: National Park Service files. 

8 
Archeological investigations can provide information 

on the locations of building foundations and other 

sub-grade building elements, and can also assist in 

developing information on the function of adjacent site 

areas, building elements, and previously unfinished 

floor spaces (Fig. 10). The survey may also address 

the immediate site landscape, if this is not covered in a 

separate cultural landscape report. 

Information gathered during the survey can be 

documented with field notes on baseline drawings 

consisting of field sketches or measured drawings. In 

addition, documentation can include photographs 

(35-mm, large format, digital, perspective-corrected, 

and scale-rectified photographs; photogrammetry; and 

laser techniques), sketches and measured drawings, 

computer-aided design and drafting (CADD), video 

records, and written notes and field measurements. 

Depending upon project requirements, documentation 

may need to be prepared to archival standards regarding 

paper, photographs and negatives, electronic records, 

and backup data. 

Measured drawings and record photography. The 

collection of the Historic American Building Survey / 

Historic American Engineering Record (HABS / HAER) 

archive at the Library of Congress should be searched 

in case the property has been previously documented 

through drawings and photographs. While many 

historic properties have been documented since the start 

of this invaluable collection in the 1930s, it is still more 

likely that this type of documentation does not exist 

for a property for which a historic structure report is 

being undertaken. Preparation of such documentation 

to portray the current condition of a property can 

be an invaluable addition to the historic structure 

report. Besides serving as a documentary record of a 

structure, the recording documents can serve another 

purpose such as an easement document, information 

for catastrophic loss protection, interpretive drawings, 

or baseline drawings for proposed work. If undertaken 

as part of the current building study, the measured 

drawings and record photography should follow the 

Secretary of the Interior's Standards and Guidelines for 

Architectural and Engineering Documentation. 

Materials investigation and testing. Field examination 

and testing of building material may include nondestructive (non-intrusive) or, where necessary, 

destructive (intrusive) examination and/ or testing of 

materials, components, and systems (Fig. 11). Examples 

of non-destructive methods of field examination and 

testing include field microscopy, the use of a metal 

detector to locate concealed metal elements, and Xray techniques to assess concealed conditions. Some 

examples of destructive methods of field examination 

and testing include structural testing, strain relief 

testing, and inspection openings (probes). Instruments 

such as a borescope, through which concealed 

conditions can be viewed through a small hole, permit 

Figure 11. The use of special access methods may be necessary for 

close-up investigation of building elements. At the WzsconsIn State 

Capitol, project architects and engineers used rappelling techniques. 

Photo: Wiss, Janney, Elstner Associates, Inc. 

enhanced examination while limiting damage to the 

existing building fabric. 

Depending upon existing conditions and the results of 

the site inspection, field monitoring may be required. 

Field monitoring can include humidity and temperature 

monitoring, documentation of structural movement 

and vibrations, light level monitoring, and other 

environmental monitoring. 

In addition, materials samples may be removed for 

laboratory studies. A wide range of laboratory testing 

may be appropriate to establish the composition of 

various construction materials, determine causes of 

deterioration, and identify and assess appropriate 

conservation and repair measures (Fig. 12). Materials 

analysis may also be helpful in dating changes to the 

9 
structure and in developing a chronology of construction 

(Fig. 13). For example, mortar analysis may be 

performed to determine the composition of original and 

rep ointing mortars and to provide information for use 

in designing a mortar mix for repointing. As another 

example, paint and other coatings may be analyzed to 

determine finish types and composition, and original 

and subsequent color schemes, using special analysis 

techniques and comparison with color standard systems. 

Samples should generally be returned to the owner 

and retained in case future testing is required. In some 

cases, it may be appropriate to reinstall the samples after 

materials studies have been completed. 

Sample removal and analysis may also be required 

to identify hazardous materials, which are present in 

many historic buildings. For example, lead and other 

heavy metals are components of many older paints and 

coatings, and asbestos is a constituent of some roofing 

materials, clad dings, sealants, and insulation. Mold and 

mildew may be present and require special treatment; 

in this case a consulting industrial hygienist may need 

to be included in the project team. Analysis may be 

performed to confirm the materials present, determine 

the nature of the hazard, and help identify methods of 

remediation or management. 

As buildings constructed during recent decades become 

"historic," newer materials require study and analysis 

as part of historic structure reports. For example, 

curtain wall components and joint sealants may require 

analysis to determine their composition, identify causes 

Figure 12. Field and laboratory studies of construction materials 

may be performed as part of a historic structure report. Laboratory 

studies of samples removed from the building may include a range of 

chemical and physical testing and evaluation. Here, a petrographer 

uses a stereomicroscope to examine concrete specimens. Photo: Wiss, 

Janney, Elstner Associates, Inc. 

10 

Figure 13. Paint studies may not only help establish the chronology 

of paints and paint colors used on a building but also may aid in the 

dating of existing architectural features. Examination of the paint 

layers on these modillions utilizing a hand-held microscope enabled 

an investigating team to confirm in the field which modi/lions were 

original and which were later replacements. Photo: Charles Fisher, 

National Park Service. 

of deterioration, and select appropriate replacement 

sealants. Composite materials and plastics, present in 

post-World War II buildings, may also require special 

effort to determine repair techniques or appropriate 

materials for replacement. 

All of the information gathered during the physical 

investigation, and through field testing and laboratory 

analysis, should be documented in field notes, sketches, 

photographs, and test reports. This information 

is incorporated in the historic structure report and 

provides a basis for the development of treatment 

recommendations. 

Evaluation of significance. The process of evaluation 

occurs throughout the study of the historic structure 

as information is gathered, compared, and reviewed. 

Historical data and physical evidence are reviewed to 

help evaluate the historical, architectural, engineering, 

and cultural significance of the property, its construction 

and use, and occupants or other persons associated with 

its history and development. This evaluation includes 

determination of the period(s) of primary significance. 

An overview of the building's history and an assessment 

of its significance are included in the report. 

Depending on the historical significance of the property, 

and whether a detailed history has already been written, 
The Secretary of the Interior provides four 

distinct but interrelated approaches to the 

treatment of historic properties. 

Preservation focuses on the maintenance and 

repair of existing historic materials and retention of 

a property's form as it has evolved over time. 

Rehabilitation acknowledges the need to alter 

or add to a historic property to meet continuing 

or changing uses while retaining the property's 

historic character. 

Restoration is undertaken to depict a property 

at a particular period of time in its history, while 

removing evidence of other periods. 

Reconstruction re-creates vanished or nonsurviving portions of a property for interpretive 

purposes. 

a brief or more detailed history may be appropriate. A 

chronology of construction and changes to the building, 

developed through historic and physical research, is 

an effective approach to identifying original building 

elements, as well as modifications that have occurred 

over time. If a comprehensive National Register 

nomination or other inventory has been prepared, the 

significance may already be defined. In other cases, the 

significance of a building and even its treatment may 

have been established through authorizing legislation 

or through the charter of an organization or foundation 

that owns the historic property. Where appropriate, 

however, the building's significance should be reevaluated in light of research performed for the historic 

structure report. 

The results of the research, investigation, and field 

and laboratory testing are reviewed as a basis for 

developing specific work recommendations. The 

history and significance of the building and its site are 

evaluated to understand what spaces, elements, and 

finishes are of architectural or historical importance, 

and to confirm the overall project goals and treatment 

direction. The physical condition of the building 

and its systems is evaluated with regard to existing 

deterioration and distress, and needed repairs, as well 

as changes required to meet treatment goals. Attention 

is given to identification of life safety issues and code 

considerations. Conditions are also identified that could 

lead to future safety risks, loss of historic fabric, or loss 

of performance. 

Selection of a treatment approach. Once the building's 

history, significance, and physical condition have been 

researched and investigated, an appropriate treatment is 

usually selected (Fig. 14). Depending upon the intended 

use of a property, funding prospects, and the findings 

of the investigation, it may be necessary in some cases to 

identify and discuss an alternate treatment as well. For 

example, a building currently occupied by caretakers 

that is a candidate for restoration and use as a museum 

may require such ambitious funding support that, for 

the foreseeable future, a more practical treatment could 

be to preserve the building and retain the caretakers. In 

this case, the treatment recommendation would be to 

restore the property and project work relevant to the 

restoration would be described. 

However, the alternate treatment 

(in this instance an interim one) 

of preserving the building in 

its current form would also be 

described, including discussion of 

work appropriate to preservation 

such as repairing the existing roof 

and installing a monitored fire 

detection system. 

Figure 14. The treatment approach selected for a building usually is determined by the intended use of 

a property, funding prospects, and the findings of an investigation. The Wolf Creek Inn, operated by the 

Oregon Parks and Recreation Department, is among the most intact and oldest active travelers' inns 

In selecting an appropriate 

treatment, the Secretary of the 

Interior's Standards for the 

Treatment of Historic Properties 

can be particularly helpful. (See 

sidebar.) In use for more than 

twenty-five years, the Standards 

are a widely accepted means of 

planning for and undertaking 

project work in a manner that 

preserves historic materials 

in Oregon. The historic structure report outlined a rehabilitation treatment which included such work 

recommendations as repairs to specific historic fabric, landscape restoration and site improvements,. 

and upgrading of the building's mechanical and electrical systems. Photo: Historic American Building 

Survey, 1934. 

and elements. The Secretary's 

Standards have been adopted 

by many state and local review 

11 
entities for review of work proposals on historic 

structures. 

The Standards and their accompanying Guidelines 

describe four different options for treatment and 

list recommended techniques for exterior and 

interior work consistent with each option. One 

treatment (preservation, rehabilitation, restoration, 

or reconstruction) is usually selected and followed 

Figure 15. The historic structure report for the Hotel Florence, shown 

here in 1886 (upper), 1963 (center), and 2004 (lower) views, provided 

a basis for stabilization and repair work which has been completed. 

Initial phases of work addressed preservation of the building 

envelope, structural repairs, and limited mechanical and electrical 

improvements. The report also provided recommendations for future 

rehabilitation work that will be implemented in phases as funding 

becomes available. Photos: upper and center, Historic American 

Building Survey; lower, Wiss, Janney, Elstner Associates, Inc. 

12 

throughout the course of a project involving a particular 

building. Application of a single treatment approach 

helps to avoid inappropriate combinations of work, 

such as restoring a building's appearance to an earlier 

time in history while simultaneously constructing a new 

addition. 

Development of work recommendations. The 

work recommendations are a central feature of the 

report. They are developed only after the research 

and investigation has been completed and the overall 

project goal established as to whether a particular 

building should be preserved, rehabilitated, restored, 

or reconstructed. The specific work recommendations 

need to be consistent with the selected treatment. If 

analysis performed during the study suggests that the 

approach or use initially proposed would adversely 

affect the materials, character, and significance of the 

historic building, then an alternate approach with 

a different scope of work or different use may need 

to be developed. The process of developing work 

recommendations also needs to take into account 

applicable laws, regulations, codes, and functional 

requirements with specific attention to life safety, fire 

protection, energy conservation, abatement of hazardous 

materials, and accessibility for persons with disabilities. 

In addition to project goals, the proposed work is 

also guided by the building's condition. The scope of 

recommended work may range from minor repairs 

to structural stabilization to extensive restoration. In 

addition, the scope of work may be very narrow (e.g., 

priming and painting of woodwork and repair of 

deteriorated roof flashings), or very extensive (e.g., 

stabilization of timber framing or major repair and 

repointing of exterior masonry walls). The result of 

implementing (or not implementing) the recommended 

work needs to be considered as the recommendations 

are developed. 

Of course, the available project budget is also a factor 

in determining the extent of recommended work and 

whether it must be accomplished in several phases or 

projects. Whether or not available budget is the primary 

factor in determining the extent of work that can be 

performed, it is often useful to prioritize recommended 

work items. The recommended tasks can be examined 

in terms of relative importance and the time required 

for implementation. Prioritizing repairs can be critical 

where immediate or short-term work is needed to 

stabilize a building or structure, eliminate safety 

hazards, make the building weather tight, and protect it 

against further deterioration (Fig. 15). 

Appropriate procedures for undertaking the 

recommended work items are described in the historic 

structure report and are intended to serve as a basis for 

planning the repair, rehabilitation, or restoration design. 

The level of detail to which the work items are defined 

should be limited in the historic structure report, as these 
recommendations serve as the foundation for, rather 

than in place of, design and construction documents 

for the work. For example, baseline drawings 

annotated with existing condition notes can later serve 

as a starting place for development of construction 

drawings. Outline procedures provided in the report for 

recommended work items can be used later to develop 

specifications for the work. Finally, a general opinion of 

probable costs associated with the recommended work 

is often prepared. A cost estimate is useful to building 

owners and managers in budget planning and also 

assists in prioritizing the work. For large or complex 

projects, the services of a professional cost estimator may 

be helpful in this effort. 

Report Preparation. Upon completion of the 

research, physical investigation, evaluation, and work 

recommendations, the historic structure report is 

compiled. The principal investigator may submit an 

outline of the report for owner review at the beginning 

of the report preparation. A draft report may also 

be submitted for review when the report is partially 

complete, especially if there are many new research 

findings, significant physical distress conditions to 

be addressed, or complicated choices to be made in 

determining the treatment. 

The report should be prepared in a style and format 

that is readily accessible and user-friendly; however, it 

is not essential that a standardized method or format be 

followed for all historic structure reports. The report can 

be primarily narrative or graphic, but is most typically 

a combination of these formats. Ease and economy of 

report preparation should be considered but should 

not take precedence over clarity and thoroughness of 

documentation. 

Meetings and presentations. In addition to meetings 

with site personnel early in the study process, it is 

helpful for the project team to meet at key points during 

the research, investigation, and development of the 

historic structure report. For example, it is useful for 

the project team members performing archival research 

to meet with site personnel to review documents 

and findings, and to help ensure that important 

archival sources have not been overlooked. Project 

team members may also walk through the building 

with site personnel during the investigation phase to 

review and discuss existing conditions and possible 

recommendation approaches. When the report is in 

draft form, a meeting of the project team with those 

personnel who will be reviewing and using the report 

is useful to discuss overall goals, treatments, and 

recommendations as these are being developed. Finally, 

when the study is complete, a presentation of the 

completed study by the project team helps to familiarize 

the owner and building personnel with the report, 

highlight key issues, answer questions, and provide a 

transition to the use of the report as a working document 

by the building's caretakers. 

Report Organization 

The scope of the study-historical research, condition 

survey, investigation and testing, evaluation, selection 

of appropriate treatment, and development of specific 

work recommendations-generates a wealth of 

information about the history and condition of the 

building and the specific work needed to preserve, 

rehabilitate, restore, or reconstruct it. This information is 

typically a combination of historical and technical data 

obtained by different members of the project team and 

presented as an integrated report in text, photographs, 

drawings, and tables (Fig.16). The project leader or 

principal author must guide the development of the 

report so that key issues are addressed, information is 

Figure 16. The historic structure report for the Noland House in 

Independence, Missouri, a vernacular house that is significant 

as part of the context of Harry S Truman's life and family in 

Independence, Missouri, includes photographs and measured 

drawings to record existing features and conditions of the building. 

The measured drawings will also provide a basis for construction 

documents for future preservation work. This photograph and 

drawing illustrate the front elevation of the house. Photo and 

drawing: Bahr Vermeer Haecker Architects. 

13 
documented and assimilated in the report findings and 

discussion, recommendations are clearly presented, 

and no information is lost or misinterpreted in the 

compilation process. 

In order to integrate the many pieces of information 

into a coherent and comprehensive whole, the historic 

structure report is generally organized into two 

principal sections preceded by a brief introduction that 

summarizes overall findings and recommendations and 

provides project administrative data. The main sections 

of the report consist of (1) a narrative that documents 

the evolution of the building, its physical description, 

existing condition, and an evaluation of significance; 

and (2) a discussion of historic preservation objectives, 

together with recommendations for an overall treatment 

approach and for specific work. The report is usually 

supplemented with footnotes or endnotes, bibliography, 

and appendices of historical documentation and 

technical data. 

It is highly recommended that a post project record of 

all work performed later be added as a supplement to 

the historic structure report. This record may consist 

of annotated drawings, photographs, and other 

documentation of the work performed. Site personnel 

may help coordinate this supplement or record if the 

principal author of the report is not involved in the 

later construction phase. Some organizations and 

government agencies consider the post project record to 

be a third part of a historic structure report and not just a 

supplement. 

When physical evidence is discovered during the course 

of the construction work or when new documentary 

evidence is discovered as research continues after 

completion of the report, this also should be recorded 

and incorporated into the historic structure report or 

in an appendix to the report. An important goal of the 

historic structure report process is to maintain the report 

as an active and working document, both to facilitate the 

use of information compiled in the report and to permit 

the report to accommodate new information readily as it 

becomes available. 

Report Production and Availability 

The historic structure report is most often prepared 

in the form of a printed, illustrated manuscript. In 

recent years, attention has been given to creating or 

transforming the historic structure report into an 

electronic document as well. In electronic format, the 

report can easily be shared with interested parties and is 

readily updated. 

However, because historic structure reports are still 

mostly produced in printed format (although sometimes 

concurrently with an electronic document), it is important 

that, after production, one or more copies be provided to the 

14 

property owner and also made available to the project team. 

As the basis for design and construction documents, the 

historic structure report needs to be readily available and 

extensively used during implementation of the work. 

At least one site copy should be maintained in a physical 

format that can be readily updated, such as a three-ring 

notebook to which additional documentation can easily 

be added. Field documentation materials, including 

photographs and negatives, measured field drawings, 

condition reports and surveys, materials test reports, 

and other information gathered during the study can 

be stored in an archive by the building owner for future 

reference. 

An archival copy should also be provided to the 

owner, and a minimum of one archival copy kept at 

the project site and at an appropriate local or regional 

archive, such as a state historical library. Copies of 

the historic structure report may also be provided to a 

local historical organization or university and the state 

historic preservation agency or historical society. In 

addition, a copy may be given to the National Trust 

for Historic Preservation Library at the University of 

Maryland at College Park, which has established a 

reference collection of historic structure reports. 

Summary 

Various agencies and organizations have employed 

historic structure reports as planning tools for many 

years, for example, the National Park Service, General 

Services Administration, New York State Office of Parks, 

Recreation and Historic Preservation, and the Society 

for the Preservation of New England Antiquities. These 

and other agencies and organizations may have specific 

requirements and procedures for reports prepared for 

properties under their stewardship that differ from 

those described in this Preservation Brief. All historic 

structure reports, however, share a common goal-the 

careful documentation and appropriate treatment of 

significant historic structures. 

The historic structure report is an optimal first phase 

of historic preservation efforts for a significant 

building, preceding design and implementation 

of its preservation, rehabilitation, restoration, or 

reconstruction. If work proceeds without a historic 

structure report as a guide, physical evidence important 

to understanding the history and construction of the 

building may be destroyed. The preparation of a report 

prior to initiation of work provides documentation 

for future researchers. Even more importantly, prior 

preparation of a report helps ensure that the history, 

significance, and condition of the property are 

thoroughly understood and taken into consideration 

in the selection of an appropriate treatment and in 

the development of work recommendations. A well 

prepared historic structure report is an invaluable 

preservation guide. 
Content and Organization of Report 

Cover Page 

Table of Contents 

Introduction 

Study Summary 

Project Data 

Part 1 - Developmental History 

Historical Background and Context 

Chronology of Development and Use 

Physical Description 

Evaluation of Significance 

Condition Assessment 

Part 2 - Treatment and Work Recommendations 

Historic Preservation Objectives 

Requirements for Work 

Work Recommendations and Alternatives 

Bibliography 

Appendices 

Supplemental Record of Work Performed 

(section often added later) 

Completion Report 

Technical Data (on work completed) 

Introduction. This section includes a concise account of 

research and investigation findings and recommendations for 

treatment and use, and a record of project administrative data. 

• Study Summary - a brief statement of the purpose, findings, 

and recommendations of the study, including major 

research findings, key issues addressed by the study, and a 

summary of recommendations for treatment and use. 

• Project Data - a summary of project administrative 

data (e.g., location, ownership, and landmark status of 

property) and the methodology and project participants. 

Part 1 Developmental History. This section consists of a 

narrative report based on historical research and physical 

examination documenting the evolution of the building, 

its current condition and causes of deterioration, and its 

significance. 

• Historical Background and Context - a brief history of the 

building and its context, its designers and builders, and 

persons associated with its history and development. 

• Chronology of Development and Use - a description 

of original construction, modifications, and uses, based on 

historical documentation and physical evidence. 

• Physical Description - a description of elements, materials, 

and spaces of the building, including significant and nonsignificant features of the building. 

• Evaluation of Significance - a discussion of significant 

features, original and non-original materials and elements, 

and identification of the period(s) of significance (if 

appropriate). 

• Condition Assessment - a description of the condition of 

building materials, elements, and systems and causes 

of d~rioration, and discussion of materials testing and 

analysis (if performed as part of this study). 

Part 2 Treatment and Work Recommendations. This section 

presents the historic preservation objective and selected 

treatment (preservation, rehabilitation, restoration, or 

reconstruction), requirements for work, and recommended 

work that corresponds with the defined treatment goal. 

• Historic Preservation Objectives - a description and rationale 

for the recommended treatment and how it meets the 

project goals for use of the building, e.g., rehabilitation for 

a new use, restoration for interpretive purposes, etc. 

• Requirements for Work - an outline of the laws, regulations, 

and functional requirements that are applicable to the 

recommended work areas (e.g., life safety, fire protection, 

energy conservation, hazardous materials abatement, and 

handicapped accessibility). 

• Work Recommendations and Alternatives - a presentation 

of tasks recommended to realize the proposed treatment 

approach; evaluation of proposed solutions; and 

description of specific recommendations for work, 

including alternate solutions, if appropriate. 

Notes, Bibliography and Appendices 

• Footnotes or endnotes 

• Bibliography, annotated if possible 

• List of sources of information (e.g., archives, photograph 

collections) 

• Appendices (e.g., figures, tables, drawings, historic and 

current photographs, reference documents, materials 

analysis reports, etc.) 

• Index (if the report is particularly long or complex) 

Supplemental Record of Work Performed. This section 

documents work performed, which may include planning 

studies, technical studies such as laboratory testing or 

structural analysis, or other investigation work that was not 

part of the scope of the original historic structure report, 

and records physical work on the building (construction 

documents, annotated drawings, photographs). The section 

is usually added later to update the report, as most historic 

structure reports are issued prior to implementation of the 

recommended treatment approach and specific work. It is 

sometimes referred to as Part 3 of the report. 

• Completion Report - a record of the work accomplished, 

physical evidence discovered during construction, and 

how findings affect interpretation of the building. 

• Technical Data - a collection of field reports, material 

data sheets, field notes, correspondence, and construction 

documents. 

15 
Bibliography 

Burns, John, editor, with the staff of HABS/HAER, National 

Park Service, U.S. Department of the Interior. Recording 

Historic Structures. Washington, D.C: The American 

Institute of Architects Press, 1989. 

Jand!, H. Ward. Preservation Brief 18. "Rehabilitating 

Interiors in Historic Buildings: Identifying and Preserving 

Character-Defining Elements." Washington, D.C: National 

Park Service, 1988. 

McDonald, Jr., Travis C Preservation Brief 35. 

"Understanding Old Buildings: The Process of Architectural 

Investigation." Washington, D.C: National Park Service, 

1994. 

Nelson, Lee H., FAIA. Preservation Brief 17. "Architectural 

Character: Identifying the Visual Aspects of Historic 

Buildings as an Aid to Preserving Their Character." 

Washington, D.C: National Park Service, 1988. 

The Secretary of the Interior's Standards for Rehabilitation & 

Illustrated Guidelines for Rehabilitating Historic Buildings. 

Washington, D.C: U.S. Department of the Interior, National 

Park Service, Preservation Assistance Division, 1992. 

1 From the introduction to the University of Virginia, Pavilion 1, 

Historic Structure Report, Mesick Cohen Waite Hall Architects, 

1988. 

Acknowledgements 

Secretary of the Interior's Standards and Guidelines for 

Architectural and Engineering Documentation. Washington, 

D.C.: U.S. Department of the Interior, National Park Service, 

Historic American Buildings Survey / Historic American 

Engineering Record, 1983. 

Slaton, Deborah, and Alan W. O'Bright, guest editors. 

Association for Preservation Technology International (APT) 

Bulletin XXVII, no. 1 (1997). Special issue on historic 

structure reports. 

Weeks, Kay D., and Anne E. Grimmer. The Secretary of the 

Interior's Standards for the Treatment of Historic Properties 

with Guidelines for Preserving, Rehabilitating, Restoring 

& Reconstructing Historic Buildings. Washington, D.C.: 

U.S. Department of the Interior, National Park Service, 

Cultural Resource Stewardship and Partnerships, Heritage 

Preservation Services, 1995. 

Deborah Slaton is an Architectural Conservator with Wiss, Janney, Elstner Associates, Inc., in Northbrook, Illinois. 

The author gratefully acknowledges the following individuals for their assistance in the preparation and review of this brief: 

Alan W. O'Bright, National Park Service; John Volz, Volz & Associates; Philip D. Hamp, Vinci-Hamp Architects, Inc.; William 

G. Foulks; and Travis C MacDonald, Jr., Thomas Jefferson's Poplar Forest. Additional thanks go to Jeffrey P. Koerber, Clark 

University, and Harry J. Hunderman, Joshua D. Freedland, and Kenneth M. Itle, Wiss, Janney, Elstner Associates, Inc. The 

following staff of the Technical Preservation Services, National Park Service, offered valuable comments during its development: 

Sharon Park, FAIA, Anne Grimmer, Michael Auer, and Chad Randl. Charles E. Fisher and Kay D. Weeks of the National Park 

Service's Heritage Preservation Services were the technical editors for this publication project. 

This publication has been prepared pursuant to the National Historic Preservation Act, as amended, which directs the Secretary 

of the Interior to develop and make available information concerning historic properties. Comments about this publication 

should be directed to: Charles Fisher, Technical Publications Program Manager, Technical Preservation Services, National Park 

Service, 1849 C Street, NW, 2255, Washington, DC 20240. <www.cr.nps.gov /hps/ tps> nus publication is not copyrighted and can 

be reproduced without penalty. Normal procedures for credit to the authors and the National Park Service are appreciated. The 

photographs used in this publication may not be used to illustrate other publications without permission of the owners. 

ISSN: 0885-7016 

U.S. Government Printing Office 2004 024-005-01191-9 April 2005 

16